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Home My WebLink AboutMiscellaneous - 757 TURNPIKE STREET 4/30/2018 (4)N m My �jDp�-a1 s'n-an tie TA1ed within ;{20) r1.aY8 a�ft�r the date a# rile -ilii f'lotice iii �� id73�@ cclf ;ta T:OWtI y r ' { 1 4 •�' ty S SA C HUS�� TOWN OF NORTH ANDOVER MASSACHUSETTS BOARD OF- APPEALS NOTICE OF DECISION Property: 757 & 757A Turnpike St. REGEIVF � QYCE BRAD�NAW TH CER N ANDOVER SSP ZZ 2 ai ?M '91. NAME: Northpoint Realtv Development, Corp. Date: 9/17/97 ADDRESS: 757 & 757A Turnpike St. Petition: 010-97 North Andover, MA 01845 Hearing: 919/97 The Board of Appeals held a regular meeting on Tuesday evening, September 9, 1997 upon the application of Northpoint Realty Development Corp., requesting a Variance of the requirement of Section 8.1 (7) for relief of the required size of parking spaces of the Zoning Bylaws which is in the G -B Zoning District. The applicant has submitted a written request to withdraw the application without prejudice. The following members were present: William Sullivan, Walter Soule, Raymond Vivenzio, John Pallone, Scott Karpinski, Ellen McIntyre. The hearing was advertised in the Eagle Tribune on 4/23/97 and 4/30/97 and all abutters were notified by regular mail. Upon a motion by Walter Soule and seconded by Raymond Vivenzio, the Board voted to allow the applicant to WITHDRAW WITHOUT PREJUDICE. Voting in favor: William Sullivan, Raymond Vivenzio, John Pallone, Ellen McIntyre. BOARD OF APPEALS, William J. Sul an, Chairman /testdec/11 LEGAL N011re TOWN OF NORTH ANDOVER MASSACHUSETTS BOARD OF APPEALS Notice is hereby given that the Board of Appeals will hold a public hearing at the Department of Public Works Building located at 384 Osgood Street, North Andover, MA on Thursday the 8th day of May, 1997 at 7:30 o'clock P.M. to all par - .ties. interested In the appeal of Northpoint Real-, ty Development Corp., 231 Sutton Street, Suite 1A, North Andover, MA requesting a Variance from 'the 'requirements of Sec- tion 8.1 (7) of the Zoning Bylaw. Said premises is located at 757 and 757A Turnpike Street which is in the GB Zoning District for the pur- pose of • relief from the required size of parking spaces. Plans are available for review at the Office of Community Development .and Services, Town Hall -Annex, 146 Main Street, North Andover, MA. -By the Order of the Board of Appeals William J. Sullivan, Chairman E -T -- April 23, 30, 1997 52-56 Water StreetLEGAL NOTICE � TOWN OF NORTH ANDOVER, BOARD OF APPEALS Notice is hereby given that the -Board of -Ap- peals will hold a public hearing at the Depart- ment of Public Works, 384 Osgood..$treet,. North Andover, MA on Thursday the 8th day of May, 1997 at 7:30 o'clock P.M. to all parties in- terested in the appeal of Robert & Claire Daigle of 58 Water St., North Andover, MA requesting :. a Variance from the requirements.of Section 7, Paragraph 7.1,2,3,5,. and a Special Permit un- der Section 9, Paragraph 9.1 & 9.2, Table 2 of . the Zoning Bylaw. Said premises Is locatpd at 52-56 Water Street which is in the GB Zoning District for the pur- pose of relief from the dimensional require- ' ments for the lot area, streerfrontage, front set- back, side setback, rear setback and a Special Permit for alteration,or extension to a non -con- forming structure.: Plans are available. for review ar the Office of Community Development & Services, Town Hall Annex, 146 Main Street. Willis & Willis Atty. John J. Willis, Jr.. 160 Pleasant Street North Andover, MA 01845 . By the Order of the Board of Appeals William J. Sullivan, Chairman North Andover Citizen, 4/23 & 4/30/97 bt TOWN OF NORTH ANDOVER MASSACHUSETTS BOARD OF APPEALS Notice is hereby given that the Board of Appeals will hold a public hearing at the Department of Public Works Building located at 384 Osgood Street, North Andover, MA on Thursday the 8th day of May,1997 at 7:30 o'clock P.M. to all parties interested in the appeal of Northpoint Realty Development Corp., 231 Sutton. Street, Suite IA, North Andover, MA requesting a Variance from the requirements of Section 8.1 (7) of the Zoning Bylaw. Said premises is located at 757 and 757A Turnpike Street which is in the GB Zoning District for the purpose of relief from the required size of parking spaces. Plans are available for review at the Office of Community Development and Services, Town Hall Annex, 146 Main Street, North Andover, MA.T. LEGAL NOTICE j WN OF By the Order of the Board of Appeals NORTHN OVER MASSACHUSWilliam J, Sullivan, Chairman n BOARD OF APPEALS Notice is hereby given 141at the Board of Appeals A9 hold a public hearing at 20 Department of Public irks Building located at Publish in the Lawrence Eagle Tribune 4/23/97 and 4/30./97 J Osgood Street, Norm Dover, MA on Thursday 8th day of May, 1997 at �) o'clock P.M. to all par - interested in the apVaal of Northpoint Real- ty Development Corp., 231 Sutton Street, Suite 1 A, North Andover, MA requesting a Variance from the requirements of Sec- tion 8.1 (7) of the Zoning Bylaw. Said premises is located at 757 and 757A Turnpike Street which is in the GB Zoning District for the pur- pose of relief from the required size of parking spaces. Plans are available for review at the Office of Community Development and Services, Town Hall Annex, 146 Main Street, North Andover, MA. By the Order of the Board of Appeals William J. Sullivan, Chairman F -T — April 23, 30, 1997 rr, .;:� + 1� / T - A NORTHPOINT REALTY DEVELOPMENT CORP. July 8, 1997 Mr. William Sullivan, Chairman North Andover Board of Appeals Town Hall Annex North Andover, MA 01845 Q �� aIj l 2 1997 RE: Application of Northpoint Realty Development Corp. for Relief from Zoning Ordinance Property - 757 Turnpike Street, North Andover, MA Dear Mr. Sullivan: Concerning the above captioned petition this letter will confirm that at the regular Zoning Board meeting held on July 8, 1997 at the request of the petitioner, Northpoint Realty Development, Corp., we hereby request a continuance until the next regularly scheduled meeting of the Board. Furthermore, the petitioner hereby waives the statutory requirement that a decision of the Board shall be made within one hundred (100) days after the date of filing of a petition (M. G. L. Chapter 40 Section 15). Thank you for your assistance. Northpoint Realty Development Corp. By'homas D. Laudani cc: D. Hucid R. Levy L. Minicucci, Jr. J. Sylvia Real Estate Consultants • Land Planning and Development • Commercial Development 231 Sutton Street - Suite 1 A, North Andover, MA 01845 • 508-687-6200 • FAX 508-682-6473 .4-. - RTHPOINT NO � � REALTY llEVELOPWiNT C011C ? ' All ! 2 X947 r R0AR OpF APPEAL June 11, 1997 Mr. William Sullivan, Chairman North Andover Board of Appeals Town Mall Annex North Andover, MA 0 184 5 RE: Application of Northpoint Realty Development Corp. for Relief from Zoning Ordinance Property - 757 'Purnpike Street, North Andover, MA Dear Mr. Sullivan: Concerning the above captioned petition this letter will confirm that at the regular Zoning Board meeting held on June 10, 1997 at the request of the petitioner, Northpoint Realty Development, Cor)., the matter was continued until the next regularly scheduled meeting of the Board. Furthennore, the petitioner hereby waives the statutory requirement that a decision of the Board shall be made within one hundred (100) clays ager the date of filing of a petition (M.G.L. Chapter 40 Section 15). Thank you for your assistance. Northpoint Realty Development Corp. by: 'Phomas D. Laudani cc: D.Hucid R.Levy L.Miniccuci, Jr. J.Sylvia Real Eslale Consultants • Land Planning and Development • Commercial Development 231 Sullon Slreel - Suile IA, Norll► Andover, MA 01045 • 500.607-6200 • FAX 500.602-6473 r" RECEIVr"D ,JOYCE BRADSHAW . TOWN CLERK NORTH ANDOVER Received by Town Clerk: APR 18 2 51 PH '97 TOWN OF NORTH ANDOVER, MASSACHUSETTS BOARD OF APPEALS APPLICATION FOR RELIEF FROM THE ZONING ORDINANCE ApplicantNorthpoint Realty Development C0 hdress 231 Sutton Street, Suite 1A Tel. No. (508) 687-6200 1. Application is hereby made: a) For a variance from the requirements of Section 8 Paragraph 8.1.7 ,5A*x7,'Xbft--4e'-xxx-xxx Of the Zoning Bylaws. b) xzrx�c#cxxxxxxx�xxxxxxx c) A2XacxRamtcuxAx��ed�cx-f=x� aex rAydaxtgx 2. a) Premises affected are land X and buildings) numbered 757 Turnpike St. and 757A both with frontage* _qczr:pa . and Willow St. * on Turnpike Street b) Premises affected are property with frontage on the Southeast Nm=t�ixxixixx`Rox xix�xx-!kas:tcx�cx)-,t �x*,side of Turnpike Street and Southwest side of )atx Willow Street. Street, and known as No. 757 Turnpike Street and 757A Turnpike Street. C) Premises affected are in Zoning District GB , and the premises affected have an area of 249,259 square feet and frontage of 375 feet on Turnpike Street and 635 feet on Willow Street, 5 of 8 I M 3. Ownership: a) Name and address of owner (if joint ownership, give all names) *. (1) John J. McLay and Kathleen Terranova, Trustee of J K Realty Trust* (ii) Northpoint Realty Development Corp., 231 Sutton S.t., Suite 1A, N. An Date of Purchase 11/27/63 Previous Owner Cali MA 01845 b) 1'. If applicant is not owner, check his/her interest in the premises: *757 Turnpike St. (i) N. Andover, MA Prospective Purchaser X Lessee (ii) Owngrther 01845 2. Letter of authorization for Variance/Special Permit required. 4. Size of proposed building: 342' front; . 176 feet deep; Height 1 stories; 30 }-feet. a) Approximate date of erection: Summer 197 b) Occupancy or use of each floor: Retail/Office/Warehouse e) Type of construction: Concrete, Masonry and Steel 5. Has there been a previous appeal,'under zoning, on these premises? No If so, when? 6. Description of relief sought on this etition variance reduce size of parking spaces from required 1 '_x20' to: 9 x (Section 8.1.7) (i) 7. Deed recorded in the Registry of Deeds in Book 999 Page 122 Land Court Certificate No. Book Page Deed recorded in the Registry._o,f, Deeds in Book 4661, Page 23. The principal points upon which I base my application are as follows: (must be stated in detail) The rani nue nature of the sgii c and toper�hv Of site, its location in a flood— plain, its high water table and the need for extensive drainage and floodplain compensatory storage and premium costs associated with an expensive foundation system requires building on a portion of the site which does not allow for a layout of an adequate number of 10 x 20 parking spaces as required by the Bylaws and necessitates** I agree to the filing fee, advertising in newspaper, and incidental ses* **9' x 18' spaces hardship. Signature of Pet-:tEi-�bner (s) A reduction in the building size would create a substantial economic DESCRIPTION OF VARIANCE REQUESTED ZONING DISTRICT • General Business Required Setback or Area Lot Dimension Area Street Frontage Front Setback Side Setback(s) Rear Setback Existing Setback Relief or Area Requested *Other Variance from Section 8. 1.7- requirement for 10' x 20' parking spaces to allow spaces 9' _x -181i. Special Permit Request: 7 of 8 5201 SUBJECT PROPERTY MAP PARCEL. NAME J.K. Realty Trust, John ADDRESS 757 Turnpike St., N. Andover, MA 98D 12, 17 and 45 J. Mc Lay and Kathleen Terranova, Trustees ABUTTERS MAP PARCEL NAME ADDRESS 98D 69 Confederation Life Ins. Co. 1,318 Bear Hill Rd. , -Waltham, MA 02154 98D 46 Edward & Gloria Schwarz/McDowelll27 Anis St., N. Andover, MA 01845 981; 52 Dogleg Realty Trust/Channel Bldg Co. 3.5.5 Middlesex Rd., Wilmington, MA 0181 98D 55 WHBB Real Estate.- Limited Partnership 100 Cresent Court #1000, Dallas, TX ; 98D 40 Bealand Associates/A.C. Builders 33 Walker Rd., N. Andover, MA 01845 98D 9 Power. Test Realty Co. 1125 Jeridan Turnpike, NY 11753. l CERTIFIED B / , DATE " S ESSO FI � Y REV C6.03.96 5201 r SUBJECT PROPERTY * MAP PARCEL NAME ADDRESS 98D 16 Northpoint Development Realty C�rp'. 231 Sutton St., Andover, MA 01845 ABUTTERS I I II MAP PARCEL NAME (ADDRESS 98D 12 JK Realty Trust/McLay & K. Terra+a 757 Turnpike St., N.Andover, MA 01845 98D 53 Bolton Heary E./c/o Federal Graph�cs 130 Willow St., N. Andover, MA 01845 98D 54 Sakowica Realty/Anthony Sakowica,IJr. 20 Oriole Dr., Andover, MA 01810 98D 44 SDP Corp./Noel Management Corp. I. 815 Turnpike St., N. Andover, MA 0184 98D 50 MDLC Realty Trust/BS Moody& DT -791 Turnpike St., N. Andover, MA 0 O'Sullivan 98D 50 MF Willows Realty Trust/BC Moody I 789 Turnpike St., N. Andover, MA 0184 & Famiglietia I I I I CERTIFIED BY: L A ESSOR'S ICE DATE REV 06.03.96 R n F 4 � � r t GOULSTON & STORRS A PiorNSIONAL CORPORATION COUAVILLORS Ar LAW 400 ATLANTIC AVENUE BOSTON, "SACHtlSBTTS 02110.3333 (617) 462.1776 rtLICOty/PAX (617) $74.41 It May 2, 1997 chairman Zoning Board of Appeals Town of North Andover , 146 Main Street North Andover, Massachusetts 01 W Re: Dear Board Members: This letter is submitted to the Zonitlg Board of Appeals (ZBA) in support of the application for a variance filed by Northpoint Realty Development Corporation in connection with its proposed development of a supermarket and associated parking (the "Project") on the Project Site. The standard for authorization of variances by the ZBA is, as you know, laid out in Section 10.4 of the North Andover Zoning Bylaws (the "Bylaws'). The ZBA may grant a variance where the ZBA finds that i "...owing to circumstances relaltingto soil conditions, slope or topography of the land or structures and especially affecting such topography the land or structures and especially affecting such land or structures but not affecting generally the zoning district in general, a literal enforcement of provisions of this By -Law will involve a substantial hardship, financial or otherwise, to the petitioner or applicant, and that desirable relief may be granted without substantial detrimQnt to the public good and without nullifying or substantially derogating for the intent or purpose of the Bylaw'. ' This section of the Bylaw is consistent with M.G.�. Chapter 40A, Section 10 except that the word "shape" appears in Section 10 of the statute between the w" "conditions" and "or topography" where the word "slope" appears in the Bylaw. In the event the ZB* interprets the Bylaw as identical to the statutory standard, we have included references to shape in our dlscus#lon herein. I i :')1:I }1.1 MaY2-1997 � � �' ' 1. ) l :I �: �� •� � 1 � '.! ''� � � ('� � �,' � f � � 1� I,L'./ i, % ' (I � �• i•I I ti 1 ti�4� Chairman, Zoning Board May 2,1997 Page -2- •; �• • :►• The nature of the soils, the dra}nago patterns created by the topography and soils and the Project Site's location in a floodplain all combine to require, under applicable regulations and good engineering practices, that s'gniAcant stormwater detention and floodplain compensatory storage facilities be proyidesi on the Project Site. The Project Site contains an unusual amount of fill material consisting primarily of sand, silt and debris atop a layer of almost impenetrable glacial till with tight soils underneath making the Project Site difficult and expensive to develop. The difficulty in making economic use of the Project Site is compounded by the fact that a significant portion of the Project Site is in a floodplain. The unusual vertical nature of the site's topography is unique for the area and results in an extraordinary amount of water collecting on the site which must be stored or detained on site in order to avoid any impact on area dtainagc patterns. There are extraordinary costs associated with the design and construction of such facilities, Without use of underground storage facilities, the Project Site would be largely undevelopable in any economic sense and there would be ponding on significantportions on the site after significant storm events. Given the size of the Project Site, the extensive need for such detention and storage, opportunities to locate the required drainage and storage facilities are extremely limited. As a result of the design and location of these required facilities, locations determined in large measure by the soils and topography on various portions of the Project Site, the portion of the Project Site on which a �uil4ing can be reasonably placed is constrained. Building in filled materials, as is necessitated here, will require use of extensive spread footing for foundations, removal and r6iling of soils and compaction of soils. The Project Site is an odd shape with the Turnpike Street side significantly shorter and narrower than the Willow Street s}de of the Project site. In light of the proposed location of the detention and compensatory stotage,facilities and the location of the building that follows, the remaining available land and its shape do not allow for efficient layout of parking facilities. It is therefore not pOssi�le to comply with the Zoning Bylaw requirements for the number of parking spaces necessary for the proposed retail/office/warehouse uses without the required variance, i The relief requested is the minimum necessary to allow for compliance with the Bylaw parking space requirements. Without such relief and in light of the nature of the soils and topography, the location within thi floodplain of the Project Site, the shape of the lot, the location and extraordinary costs associated with the required stormwater detention and floodplain compensatory storage, and the cost of such facilities associated with the soils, the constrained parking would eliminate the ability to economically develop the Project Site resulting in an economic hardship to the owner and applicant, Chairman, Zoning Board May 2,1997 Page -3- HARMONY WITH THE UESEPLAL P11MOSES AND INTENT QE THE E ORDINANCE. i The applicant has worked extdnsively with the town planning department and other Town officials to develop a proposed R pet which A rthers the goals of the Zoning Bylaw by creating a retail development, in t3 neral Business District in which the site is located In addition, we note that virtually all omparable facilities in the Town of North Andover have parking spaces which meesurd 9 x 18' as would be provided here. The Project parking 1 s�hashr�ende�ciedtn uvic�en&efJrW1ent mnu4nesitfaM sle ttiaim vehicles. The overall design of the parking area meets all appropriate national and local atuxixt�ix. Om"61W rhe wci m -t I%OW &Mow for the devrlopc=,- ofa std xhieb AA%V*OShWt, fes,+ O ikvtur l vi % N M'UofW (sx ban v2d consljmcr Choi(. %'AMM fent and in harmony with the p visions of the Bylaws in all respects. The relief �,ly requested herein Is the minimul>1 ne � to allow the project to proceed and the project to be realized. the benefits of CONCL1JSiot�t, 1 Based on the analysis provide above, the applicant believes that the standard for granting a variance in the By -Law beep satisfied. We further believe that the Project would represent a significant benefit 0 the Town of North Andover and its citizens. We, therefore, respectfully DMI-i/hab OSI.105961.1 the ZBA vote to grant the requested relief. Respectfully submitted, 42Vsk Husid Attorney for North Point Realty Development Corporation r .Apr -30-97 01:09P UJK °. Assoc: i a t c -1s; , 11-1c. DJK Two Dundee Park. Suite 301 Andover, MA 01810-3725 Office: 508-471.1994 Fax: 508-474-1778 MEMORA P.C),I Dermot J. Kelly Associates. Inc. Traffic Criftiriperiric)/Tr;iri ;l'r(')rl:ilic>ri Platming Post -it' Fax Note TO: Mr. Joseph V. Mahoney, Chairman FROM: DJK & Associates, Inc. North Andover Planning Board Two Dundee Park, Suite 301 146 Main Street Andover, MA 01810-3725 North Andover, MA 01845 Office: 508-474-1994 Fax: 508-474.1778 SUBJECT: Off Street Parking REF: 310-4.4 Zoning By -Law DATE: April 30, 1997 DJK Associates has conducted an evaluation of the dimensional requirements of parking spaces required for retail/supermarket parking spaces. This evaluation included a review of the requirements of the adjacent communities, past practice of North Andover, and a comparison of national standards. ADJACENT COMMt,LNITIES AND PAST PRACTICE .Q NOR H ANDOVER r Table 1 summarizes the results of a review of parking requirements for sevoral adjacent communities. Both Methuen and Andover require standard retail/supermarket parking spaces to be 9' x 18'. Middleton By -Law does not specify any dimensional requirements, but the town has accepted 9' x 18' spaces. North Andover By -Law presently requires 10' x 20' spaces, but the town has allowed 9' x 18' spaces at many locations as shown by Table 2. The Institute of Transportation Engineers (ITE), the Urban Land Institute (ULI), and the National Parking Association (NPA) were researched to determine the dimensional requirerrientu of high turnover, i.e., retail/shopping center, parking spaces. As shown by Table 3, an average of the national standards is equal to 9' x 181 . 31CW9m4 ON F Aar,730-97 01:09P OJI< & Associa,l•.es, Inc. DJK P 1 042 Dermot J. Kelly Associates. Inc. Tratlic E.r1r)iriE:Hririrli7riinr:p()rl;ilioti Plurlrtmq TABLE 1 PARKING REQUIREMENTS OF ADJACENT COMMUNITIES Dlmenslonal Requirements _Permitted by Waiver or Other Aanroval Parking Total Parking Total Space Two -Way Modulo Space Two -Way Module jllmonalony Alalo Wldth wi tt D1m 1LO119 AfgJo Wldth WIAlb Andover 9' x 16' 24' 60' - •• •- Methuen 9' x 18' 24' 60' - -- Middleton No Requirements 9' x 18' 24' 60' North 10' x 20' 25' 65' 9' x 18' 25 61' Andover TABLE 2 NORTH ANDOVER PARKING SURVEY Looatl= Parking Stall (ft) Supermarkgts: Market Basket 9.0 x 18.0 = 162 SF Star Market 9.0 x 18.0 Butcher Eloy Markel 9.0 x 18.0 Recent Deyg12=10141: Sutton Square 9.0 x 20.0 8.0 x 16.0 (compact spaces) 8.6 x 18.4 (Composite avorage)a = 158 SF Little Richards 9.0 x 18.0 Jasmine's 9.0 x 16.0 Bertucci 9.0 x 16.0 Cross Roads 10.0 x 20.0 7.5 x 15.0 (Compact spaces) 8.9 x 18.0 (composite average) = 160 SF Older Devel ipment: Lott 8.5 x 16.0 aThe composite average parking stall Is based on 40% compact spaces. v 91d•Meme.doc , I N? :30-97 01:091:0 DJK. & Assoc:'ia Les , 1 ri` . DJK P. 013 I Dcrmol J. Kelly Associalc s, Inc_.. TraMir, Er'idineAlir'i(I!Tr,,irt�.()t►rl.ilic'ir'i Plat ling i TABLE 3 NATIONAL STANDARD PARKING DIMENSIONAL REQUIREMENTS Parking Space Source Dimensions Aisle Width Total Module Width ITE Large -Size Car 9'-0" x 17'-6" 261•0" 61'-0" Parking Layout Dimension Guidelines for High Turnover Uses j I Urban Land Institute and National Parking 9'-0" x 18'-6" 24'-6" 61'-6" Association for Large Cars i GOULSTON & STORRS A PRoPa$6I0NAL CORPORATION COOIJILLOILS Ar LAW 400 ATLANTIC AVENUE BOSTON, MOSACHUSETT5 02110.3333 (617) 482-1776 reL1C0tY/FAX (d 17) 04-4114 May 2, 1997 Chairman Zoning Board of Appeals Town of North Andover 146 Main Street North Andover, Massachusetts 01845 Dear Board Members: This letter is submitted to the Zoning Board of Appeals (ZBA) in support of the application for a variance filed by Northpoint Realty Development Corporation in connection with its proposed development of a supermarket and associated parking (the "Project") on the Project Site. The standard for authorization of variances by the ZBA is, as you know, laid out in Section 10.4 of the North Andover Zoning, Bylaws (the "Bylaws'), The ZBA may grant a variance where the ZBA finds that "...owing to circumstances relating;to soil conditions, slope or topography of the land or structures and especially affecting such topography the land or structures and especially affecting such land or structures but not affecting generally the zoning district in general, a literal enforcement of provisions of this By -Law will involve a substantial hardship, financial or otherwise, to the petitioner or applicant, and that desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogatio' g for the intent or purpose of the Bylawl ' 7bis section of the Bylaw is consistent with M.G. . Chapter 40A, Section 10 except that the word "shape" appears in Section 10 of the statute between the wards "conditions" and "or topography" where the word "slope" appears in the Bylaw. In the event the ZB* interprets the Bylaw as identical to the statutory standard, we have included references to shape in our dlscus#lon herein. HAY 2, — PC7 - I „"(i ,"�o II t ;1 fi;i, I1.1 . w,*)In ... �I�,"f 1!1'J (.� 1 �'�i�,l ,I Chairman, Zoning Board May 2, 1997 Page -2 - The nature of the soils, the drainage patterns created by the topography and soils and the Project Site's location in a floodplain all combine to require, under applicable regulations and good engineering practices, that s'gniAcant stormwater detention and floodplain compensatory storage facilities be provided on the Project Site. The Project Site contains an unusual amount of fill material consisting primarily of sand, silt and debris atop a layer of almost impenetrable glacial till with tight soils underneath making the Project Site difficult and expensive to develop. The difficulty in making economic use of the Project Site is compounded by the fact that a significant portion of the Project Site is in a floodplain. The unusual vertical nature of the site's topography is unique for the area and results in an extraordinary amount of water collecting on the site which must be stored or detained on site in order to avoid any impact on area diainage patterns. There are extraordinary costs associated with the design and eonstr% ctiori of such facilities. Without use of underground storage facilities, the Project Site would be largely undevelopable in any economic sense and there would be ponding on significantportions on the site after significant storm events. Given the size of the Project Site, the extensive need for such detention and storage, opportunities to locate the required drainage and storagepfacilities we extremely limited. As a result of the design and location of these required facilities, locations determined in large measure by the soils and topography on various portions of the Project Site, the portion of the Project Site on which a building can be reasonably placed is constrained. Building in filled materials, as is necessitated here, will require use of extensive spread footing for foundations, removal and r611ing of soils and compaction of soils. The Project Site is an odd shape with the Turnpike Street side significantly shorter and narrower than the Willow Street side of the Project site. In light of the proposed location of the detention and compensatory storage ,facilities and the location of the building that follows, the remaining available land and its shape do not allow for efficient layout of parking facilities. It is therefore not pOssit le to comply with the Zoning Bylaw requirements for the number of parking spaces necessary for the proposed retail/office/warehouse uses without the required variance, i The relief requested is the minimum necessary to allow for compliance with the Bylaw parking space requirements. Without such relief and in light of the nature of the soils and topography, the location within the floodplain of the Project Site, the shape of the lot, the location and extraordinary costs associated with the required stormwater detention and floodplain compensatory storage, and the cost of such facilities associated with the soils, the constrained parking would eliminate the ability to economically develop the Project Site resulting in an economic hardship to tiie owner and applicant. !Li4 Chairman, Zoning Board May 2, 1991 Page •3. The applicant has worked extt Town officials to develop a proposed by creating a retail development, in d In addition, we note that virtually all have parking spaces which measure 9 layout has been designed to provide s vehicles. The overall design of the pr standards, .Granting the variance wou would provide great benefit and value investment, job opportunities, additio consistent and in harmony with. the pi requested herein is the minimum nece the project to be realized. lsively with the town planning department and other 3rojpct which furthers the goals of the Zoning Bylaw Gdneral Business District in which the site is located. omparable facilities in the Town of North Andover x 18' as would be provided here. The Project parking fc and efficient movement for pedestrians and 'king area meets all appropriate national and local d allow for the development of a supermarket which to the Town and surrounding areas providing al t; base and consumer choice. The use is entirely rvistons of the Bylaws in all respects. The relief isar� to allow the project to proceed and the benefits of V Based on the analysis provided above, the applicant believes that the standard for granting a variance in the By -Law has beep satisfied. We further believe that the Project would represent a significant benefit t3 the Town of North Andover and its citizens. i We, therefore, respectfully DMWhab OSI. 103961.1 the ZBA vote to grant the requested relief. Respectfully submitted, �Husid/_I�Y- Attorney asM. for North Point Realty Development Corporation Apr -30-97 01:09P DJK 3 As tioc i ate s , Inc. DJK Two Dunde-p Park. Suite -301 Andover. MA 01810-3725 Office: 508-471-1994 Fax: 508-474-1778 MEMORA r7 . (J _t Dermot J. Kelly AsSocliltes. Inc. Traffic En()itietitiri(1(Tr,.iri�,;l'r(,)rl ilir.;ri ri tnnirlr.l Post -it" Fax Note 7671 °atO �fO ptu Cry Nom t;r�.lt)ept. Co. 41 Phone 4 1'hono A ,f Far 4 f 9 V TO: Mr. Joseph V. Mahoney, Chairman FROM: DJK & Associates, Inc. North Andover Planning Board Two Dundee Park, Suite 301 146 Main Street Andover, MA 01810-3725 North Andover, MA 01845 Office: 508-474-1994 Fax: 508-474-1778 SUBJECT: Off Street Parking REF: 310-4.4 Zoning By -Law DATE: April 30, 1997 R' DJK Associates has conducted an evaluation of the dimensional requirements of parking spaces required for retail/supermarket parking spaces. This evaluation included a review of the requirements of the adjacent communities, past practice of North Andover, and a comparison of national standards. Table 1 summarizes the results of a review of parking requirements for several adjacent communities. Both Methuen and Andover require standard retail/supermarket parking spaces to be 9' x 18'. Middleton By -Law does not specify any dimensional requirements, but the town has accepted 9' x 18' spaces. North Andover By -Law presently requires 10' x 20' spaces, but the town has allowed 9'x 18' spaces at many locations as shown by Table 2, gig The Institute of Transportation E=ngineers (ITE), the Urban Land Institute (ULI), and the National Parking Association (NPA) were researched to determine the dimensional requirculenl!3 of high turnover, i.e., retail/shopping center, parking spaces. As shown by Table 3, an average of the national standards is equal to 9' x 18'. 01p.Mgm4 OM Apr -30-97 01:09P OJK & Assoc i a -Les , Inc. P . U2' DJK Dermot J. Kelly Associates. Inc. TratliC Plarminq TABLE 1 PARKING REQUIREMENTS OF ADJACENT COMMUNITIES -pjtnenslonal Re.qujroments Permitted by Waiver or Other Amok— Parking Parking Total Parking Total Space Two -Way Module Space Two -Way Modulo Dimenslona Alsle Wldth W1djh Qltrionsigrin Aisle Width BClillli Andover 9' x 18' 24' 60' •• -• Methuen 9' x 18' 24' 60' - - -- Middleton No Requirements 9' x 18' 24' 60' North 10' x 20' 25' 65' 9' x 18' 25, 61' Andover TABLE 2 NORTH ANDOVER PARKING SURVEY Lpp� it, Parking Stall (tt) Supermarkets: Market Basket 9.0 x 18.0 = 162 SF Star Market 9.0 x 16.0 Butcher Boy Market 9.0 x 18.0 Recent DeYgioRments: Sutton Square Little Richards Jasmine's Bertucci Cross Roads aThe composite average parking stall is based on 40% compact spaces. MO-Mem4.doe 9.0 x 20.0 8.0 x 16.0 (compact spaces) 8.6 x 18.4 (composite average)a : 158 SF 9.0 x 18.0 9.0 x 16.0 9.0 x 16.0 10.0 x 20.0 7.5 x 15.0 (compact spaces) 8.9 x 18.0 (composite average) = 160 SF 8.5 x 16.0 Api X 30-97 01 :09P L3JK ' Y,. Assoc -i a Lc -s , I nc . a' Dcrrnol J. Kelly Associatc5. Inc. Tr��tlir: Eriilirle?ejiriCJ.�Trt-rri�,jrirrl,iliirrr ('I,rnrrirrr_I TABLE 3 NATIONAL STANDARD PARKING DIMENSIONAL REQUIREMENTS Parking Space Source Dimensions Aisle Width Total Module Width ITE Large -Size Car 9'-0" x 17'-6" 26-0" Parking Layout Dimension Guidelines for High Turnover Uses Urban Land Institute and National Parking 9'-0" x 18'-G" 24'-6" Association for Large Cars a 710.M91114400 Also admitted in CT ARTHUR P. KREIGER Also admitted in NY GEORGE A. HALL, JR. Also admitted in NH ANDERSONC KREIGER LIMITED LIABILITY PARTNERSHIP Attorneys at Lazo The Bulfinch Building 47 Thorndike Street Cambridge, MA 02141 (617) 252-6575 Fax: (617) 252-6899 ACHESON H. CALLAGHAN Of counsel May 9, 1997 William Sullivan, Chairman Board of Appeals 120 Main Street North Andover, MA 01845 RE: Proposed Stop & Shop in North Andover Dear Chairman Sullivan: CYNTHIA HESLEN Also admitted in VT ELIZABETH F. MASON RUTH H. SILMAN As you requested at last night's hearing on this project, enclosed is another copy of the Petition previously submitted to the Board. Also enclosed is another original of the letter I submitted last night, properly addressed to the Board of Appeals rather than the Planning Board. I would appreciate your substituting this letter for the one I gave you at the hearing, if that is appropriate. I apologize for that error. Thank you again for your attention at the hearing. Sincere ur P. Kreiger Enclosures c: Douglas M. Husid, Esq. nandover\zon\1\zba.002 Western Mass. Office: 20 Federal Street, Suite 1, Greenfield, MA 01301 • (413) 774-3392 • Fax: (413) 774-2845 C) Printed on recycled paper - ..y:'•, .. '; t- • .. � - _ - - moi' '• .. • P�'TITION IIi Op'posrtoN - " ' TO VARIANCE. POR PROPERTY' - LOCATED A? _ 757 TURNP333 STREET The Unda 'si=dh=a ObMit th& ONO== = to 2A grant of a Vadaaco from • section 8, 1(1), 8.1(7) ane Table 2, Paragraph 1 of the North Andover Zod4Bylaws. r= Appliasat, Northpaint Realty Development Corp., can, act f rdi no set orracz that world ghow that dug = eatf 4d to tho mild they, rest brcausath= era no sell - caa3tdons; sopa or topographical afoatntr�s of 737 Zlacape Starer that diffcttFom•'• �: p= la in the zos�g 3ist=ict that would justify the raBof req :ted. T`hc. uamsdietely surrounding property is simnady flat and developed as.coa ial-real Tho Applicaat can filly comply with the Zoniaa Bylaw by reducing Ote siza of -the .. PmPosedbuildiag and providing the required.aumber.af gnrldag spacerAhat comply with the parking stall size and SO foot visual buffer requirements of the Zcning•Byiaw. The literal enforcemr& of the provisions of the ZoafngB.ylaw will: not Involve substantial hardship, finaaciel or otherwise because the Applicant Gourd biuia a substantial ratall develop=. nt, by dght and in full compliance with we number, &tali size and visual buffering requirements of the Zoning Bylaw. _ Granting this requested relief will have substantial deMlMental itnpap on the pbUr. good -by allowing the overdevelopment of the P opcAy thereby ercatutg sl.- lEcant external traffic impacts resulting from the excessive increase of• trafficlo tho Popery. ' _ Moreover, the overdovelopment of the'property will affect the public gbod•by iacrcasino . the rate kd quintity of stormwater runoff �m the property thereby,overbitrden�ng the towns stormwater drainage system. ' • . Finally, granting relief requested will mubat=61y derogate from the ititcnt and purpox of the Bylaw by permitting an overcrowded, dangerous, paddl g lot and, by , granting relief from the visual buffer xq=cment wM substantially ddimUdsh'the ' •offcctivehess of the "green space" bnff�r along Route _ - NAME -F� DRE SS l / STEPHEN D. ANDERSON Also admitted in CT ARTHUR P. KREIGER Also admitted in NY GEORGE A. HALL, JR. Also admitted in NH ANDERSON HItEIGER LIMITED LIABILITY PARTNERSHIP Attorneys at Law The Bulfinch Building 47 Thorndike Street Cambridge, MA 02141 (617) 252-6575 Fax: (617) 252-6899 ACHESON H. CALLAGHAN May 8, 1997 Of counsel By Hand Board of Appeals 120 Main Street North Andover, MA 01845 CYNTHIA HESLEN Also admitted in VT ELIZABETH F. MASON RUTH H. SILMAN RE: Northpoint Realty Development Corp. - Proposed Stop & Shop Application for Variance Dear Chairman and Members of the Board: On behalf of 17 residents of North Andover, this letter opposes Northpoint Realty's application for a variance from the requirement in the Zoning Bylaws regarding the size of parking spaces.' Northpoint Realty's application fails to meet any of the statutory requirements for a variance, as explained below. Under the familiar standards of the Zoning Act, a variance may be granted only where the applicant demonstrates, and the Board expressly finds, that: owing to circumstances relating to the soil conditions, shape, or topography of such land or structures and especially affecting such land or structures but not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of the ordinance or by-law would involve substantial hardship, financial or otherwise, to the petitioner or appellant, and that desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of such ordinance or by-law. G.L. c. 40A, § 10. The North Andover Zoning Bylaws track this language. Bylaws, § 10.4. ' In March, 1997, the residents submitted a Petition in opposition to Northpoint Realty's previous application for variances for this project. Western Mass. Office: 20 Federal Street, Suite 1, Greenfield, MA 01301 • (413) 774-3392 • Fax: (413) 774-2845 Cot Printed on recycled paper Y'-- ..J 4 Board of Appeals May 8, 1997 Page 2 In its application, Northpoint Realty asserts as follows: The unique nature of the soils and topography of site, its location in a floodplain, its high water table and the need for extensive drainage and floodplain compensatory storage and premium costs associated with an expensive foundation system requires building on a portion of the site which does not allow for a layout of an adequate number of 10' x 20' parking spaces as required by the Bylaws and necessitates 9'x 18' spaces. A reduction in the building size would create a substantial economic hardship. This assertion is both utterly unsupported and insufficient for a variance. I. Unique Circumstances Northpoint Realty bases its reliance on soil conditions in part on its assertion that this site is in a floodplain.2 However, on February 18, 1997, Northpoint Realty submitted an Environmental Notification Form under MEPA, stating that only 0.1 acres of this site are in a floodplain. See ENF excerpt, attached hereto. Moreover, a comparison of the Assessor's map with the FEMA Flood Insurance Rate Map confirms that this site is not in a floodplain. Moreover, Northpoint Realty cannot satisfy this requirement because the high water table and other factors cited by Northpoint Realty extend throughout the zoning district. See Bicknell Realty Co. v. Board of Appeal of Boston, 330 Mass. 676, 680 (1953); Cass v. Board of Appeal of Fall River, 2 Mass. App. Ct. 555, 559 (1974). This General Business District is quite small; this site comprises approximately half of it. Because there is extensive floodplain behind and north of this site, in or very close to the remainder of this GB District, the soil and groundwater conditions appear uniform throughout the district. Northpoint Realty has failed to show that any soil conditions are unique. 2 Northpoint Realty's reference to site topography is irrelevant. "Topography" refers to such features as slope. This site is flat, with long-standing commercial development. Cambridge, MA ANDERSON &KREIGER Greenfield, MA t.o a,ZD t.t"a>n PARTNEM111P Altomeys flaw Q4 Printed on recycled paper Board of Appeals May 8, 1997 Page 3 II. Substantial Hardship The Zoning Act authorizes a variance based on financial hardship, as well as other hardship. However, the case law is clear that mere failure to realize as much profit as desired does not constitute financial hardship. See Bruzzese v. Board of Appeals of Hingham, 343 Mass. 421 (1962); Kirkwood v. Board of Appeals of Rockport, 17 Mass. App. Ct. 423, 431 (1984); Simone v. Board of Appeals of Haverhill, 6 Mass. App. Ct. 601, 603 (1978). The requisite hardship exists only where the unique circumstances make it not "economically feasible or likely that the locus would be developed in the future for a use permitted by the zoning ordinance or by-law." Cavanaugh v. DiFlumera, 9 Mass. App. Ct. 396, 402 (1980). Where this site is currently developed for a permitted use, Northpoint Realty cannot plausibly make that argument. There is no hardship here. III. Substantial Derogation of the Bylaw The Bylaw not only requires parking spaces to be 10' x 20', and limits the exception for compact car spaces to 40% in general, it specifically prohibits compact car spaces for grocery stores. Thus, for Northpoint Realty to obtain a variance permitting 100% compact car spaces for this project would nullify this Bylaw provision and substantially derogate from its intent. The variance would also cause substantial detriment to the public good because the basic flaw of this project is that it is too big. Northpoint Realty is attempting to shoehorn a major development into an insufficient site. (The size of the lot, of course, is not a basis for a variance. E.q. Mitchell v. Board of Appeals of Revere, 27 Mass. App. Ct. 1119 (1989) (rescript).) The size and density of the project is why Northpoint Realty needs a variance for the size of the parking spaces, why it needs such extensive drainage and compensatory storage, and why it apparently lacks flexibility regarding placement of the store on this site. Northpoint Realty's desire to extract every last square foot and dollar out of this site does not justify a variance. It fails to meet the statutory requirements, and its application should be denied. Thank you. Sincerely, Art ur �P.Kreiger Enclosure c: Douglas M. Husid, Esq. (by hand) nandover\zon\1\zba.001 Cambridge, MA ANDERSON &KMGER Greenfield, MA LIMITED IIABUX YPARINP.R.SIU Attorneys at law �.� Printed on recycled paper STEPHEN D. ANDERSON Also admitted in (7 ARTHUR P. KREIGER Also admitted in NY GEORGE A. HALL, JR. Also admitted in NH ANDERSON &HI2EIGER LIMITED LIABILITY PARTNERSHIP Attorneys at Law The Bulfinch Building 47 Thorndike Street Cambridge, MA 02141 (617) 252-6575 Fax: (617) 252-6899 ACHESON H. CALLAGHAN May. 8, 1997 Of counsel By Hand 120 Main Street North Andover, MA 01845 CYNTHIA HESLEN Also admitted in 17 ELIZABETH F. MASON RUTH H. SILMAN RE: Northpoint Realty Development Corp. - Proposed Stop & Shop Application for Variance Dear Chairman and Members of the Board: On behalf of 17 residents of North Andover, this letter opposes Northpoint Realty's application for a variance from the requirement in the Zoning Bylaws regarding the size of parking spaces.' Northpoint Realty's application fails to meet any of the statutory requirements for a variance, as explained below. Under the familiar standards of the Zoning Act, a variance may be granted only where the applicant demonstrates, and the Board expressly finds, that: owing to circumstances relating to the soil conditions, shape, or topography of such land or structures and especially affecting such land or structures but not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of the ordinance or by-law would involve substantial hardship, financial or otherwise, to the petitioner or appellant, and that desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of such ordinance or by-law. G.L. c. 40A, § 10. The North Andover Zoning Bylaws track this language. Bylaws, § 10.4. ' In March, 1997, the residents submitted a Petition in opposition to Northpoint Realty's previous application for variances for this project. . Western Mass. Office: 20 Federal Street, Suite 1, Greenfield, MA 01301 • (413) 774-3392 • Fax: (413) 774-2845 0 Printed on rec ¢led paper Planning Board May 8, 1997 Page 2 In its application, Northpoint Realty asserts as follows: The unique nature of the soils and topography of site, its location in a floodplain, its high water table and the need for extensive drainage and floodplain compensatory storage and premium costs associated with an expensive foundation system requires building on a portion of the site which does not allow for a layout of an adequate number of 10' x 20' parking spaces as required by the Bylaws and necessitates 9'x 18' spaces. A reduction in the building size would create a substantial economic hardship. This assertion is both utterly unsupported and insufficient for a variance. I. Unique Circumstances Northpoint Realty bases its reliance on soil conditions in part on its assertion that this site is in a floodplain.z However, on February 18, 1997, Northpoint Realty submitted an Environmental Notification Form under MEPA, stating that only 0.1 acres of this site are in a floodplain. See ENF excerpt, attached hereto. Moreover, a comparison of the Assessor's map with the FEMA Flood Insurance Rate Map confirms that this site is not..in a floodplain. Moreover, Northpoint Realty cannot satisfy this requirement because the high water table and other factors cited by Northpoint Realty extend throughout the zoning district. See Bicknell Realty Co. v. Board of Appeal of Boston, 330 Mass. 676, 680 (1953); Cass v. Board of Appeal of Fall River, 2 Mass. App. Ct. 555, 559 (1974). This General Business District is quite small; this site comprises approximately half of it. Because there is extensive floodplain behind and north of this site, in or very close to the remainder of this GB District, the soil and groundwater conditions appear uniform throughout the district. Northpoint Realty has failed to show that any soil conditions are unique. 2 Northpoint Realty's reference to site topography is irrelevant. "Topography" refers to such features as slope. This site is flat, with long-standing commercial development. Cambridge, MA ANDERSON &KREIGER Greenfield, MA unurWr.usurrvPn 174Frsswr AtWrneq at La. C! Printed on regcled paper Planning Board May 8, 1997 Page 3 II. Substantial Hardship The Zoning Act authorizes a variance based on financial hardship, as well as other hardship. However, the case law is clear that mere failure to realize as much profit as desired does not constitute financial hardship. See Bruzzese v. Board of Appeals of Hingham, 343 Mass. 421 (.1962); Kirkwood v. Board of Appeals of Rockport, 17 Mass. App. Ct. 423, 431 (1984); Simone v. Board of Appeals of Haverhill, 6 Mass. App. Ct. 601, 603 (1978). The requisite hardship exists only where the unique circumstances make it not "economically feasible or likely that the locus would be developed in the future for a use permitted by the zoning ordinance or by-law." Cavanaugh v. DiFlumera, 9 Mass. App. Ct. 396, 402 (1980). Where this site iscurrently developed for a permitted use, Northpoint Realty cannot plausibly make that argument. There is no hardship here. III. Substantial Derogation of the Bylaw The Bylaw not only requires parking spaces to be 10' x 201, and limits the exception for compact car spaces to 40% in general, it specifically prohibits compact car spaces for grocery stores. Thus, for Northpoint Realty to obtain a variance permitting 100% compact car spaces for this project would nullify this Bylaw provision and substantially derogate from its intent. The variance would also cause substantial detriment to the public good because the basic flaw of this project is that it is too big. Northpoint Realty is attempting to shoehorn a major development into an insufficient site. (The size of the lot, of course, is not a basis for a variance. E.g. Mitchell v. Board of Appeals of Revere, 27 Mass. App. Ct. .1119 (1989) (rescript).) The size and density of the project is why Northpoint Realty needs a variance for the size of the parking spaces, why it needs such extensive drainage and compensatory storage, and why it apparently lacks flexibility regarding placement of the store on this site. Northpoint Realty's desire to extract every last square foot and dollar out of this site does not justify a variance. It fails to meet the statutory requirements, and its application should be denied. Thank you. Since ely, r P. Kreiger Enclosure c: Douglas M. Husid, Esq. (by hand) nandover\zon\1\p1ann9bd.001 Cambridge, MA ANDERSON &KREIGER Greenfield, MA rvmcn [.IA 1H PAR7 NFA4Hw At tors at Law t0 Primed on recycled paper FNVIEONMENTAL NOTIFICATION FORM 1. SUMMARY A. project Identification 1. Project Name STOP & SHOP Address/Location Turnpike Street (Route 114 ) City/Town North Andover 2. Project Proponent Northpoint Realty Development Address 231 Sutton #lA, No.Andover Corp. 3. Est. Commencement TnnP 1 qq7 . Est. Completion net•-nhPr 1 qq'7 Approx. Cost S 4. 3 milli nn Status.of Project Design 75 % Complete. 4. Amount (if any) of bordering vdgetated wetlands, salt marsh. or tidelands to be dredged, filled, removed, or altered (other than by receipt of runoff) as a result of the project. 0.03 acres 500 square feet. 5. This project is categorically included and therefore requires preparation of an EIR. Yes �..No 7 A waiver request has been filed with this ENF.. 13. Narrative Project Description Describe project and site. Northpoint Realty Development Corp. presently is planning for the construction of a 64,257 square foot (SF) supermarket with 12,827 SF of second floor mezzanine office/warehouse space, or a total of 77,084 SF of gross floor space. A total of approximately 301 parking spaces are planned to be provided on site. The project contains three parcels and is situated on 5.72 acres of land. The land is located adjacent to and. west of Turnpike Street approximately 1,000 feet north of the Turnpike Street/Willow Street/Mill Road inter- section in North Andover, MA. Turnpike Street adjacent to the site is marked as Route 114 and it is a state-owned and maintained high- way. The project also abuts Willow Street along the western edge of the property. The enclosed USGS Map graphically presents the site location in relation to the local and regional roadway network. As part of the proposed project., the proponent will demolish the existing McLay's Florist building (15,000 SF) and greenhouses (22.,000 SF) as well as the N.E.R. Construction office building (7,000 SF) located on site. There are approximately 50 existing parking spaces associated with McLay's and 37 existing spaces associated with N.E.R. Construction. Of the three parcels that constitute the project, one parcel is presently undeveloped and could accommodate a 13,250 SF building and 52 parking spaces. The total on-site building space could be approximately 57,250 SF (44,000 SF existing plus 13,250 SF future); consequently, the net increase in gross floor space would be 19,834 SF (77,084 - (continued to Attachment A) Copies of the complete ENF may be obtained from (proponent or agent): Name: Dermot J. Kelly, P.E. Firm/Agency DJK Associates, Inc. Address:Two Dundee Park, #301 phone No. 508-474-1994 Andover, MA 01810 1986 THIS IS AN IMPORTANT NOTICE. COMMENT PERIOD IS LIMITED. For Information, call (617) 727.5830 P.3 F. Has this project been filed with EDEA before? No X Yes EDEA No. G. WETLANDS AND WATERWAYS *1. Will an Order of Conditions under the Wetlands Protection Act (c.131s.40) or a License under the Waterways Act (c.91) be required? Yes X No *2. Hasa local Order of Conditions been: Not yet applied for. a. issued? Date of issuance ; DEQE File No. b. appealed? Yes ; No 3. Will a variance from the Wetlands or Waterways Regulations be required? Yes ; No X . *Work may be required within wetlands for off-site roadway improve- ments. No wetland exists on site. It. PROJECT DESCRIPTION A. Map; site plan. Include an original 8% x 11 inch or larger section of the most recent U.S.G.S. 7.5 minute series scale topographic map with the project area location and boundaries clearly shown. It available, attach a site plan of the proposed project. B. State total area of project: 5.72 acres. Estimate the number of acres (to the nearest 1/10 acre) directly affected that are currently: 1. Developed .............z5*: 40 acres 6. Tidelands ............... 0 acres 2. Open Space/ 7. Productive Resources Woodlands/Recreation acres Agriculture ............. _0 acres 3. Wetlands ............... ,Q acres Forestry ................ _( acres 4. Floodplain .............. . 10 acres 8. Other ................... -- acres S. Coastal Area ............ _ 0 acres C. Provide the following dimensions, if applicable: Existing Increase Total Length in miles ........ . .............................. 0 0 0 Number of Housing Units ............................. 0 0 0 Number of Stories} ..................................... 2 0 2 Gross Floor Are&Insquare feet ....................... 44.000 33.084 77,084 Number of parking spaces ............................. 87 214 301 Total of Daily vehicle trips to and from site (Total Trip Ends) ...................................... 2. 904a 6.770b 9,674 Estimated Average Daily Traffic on road(s) serving site .................. ...... .. ..... 1.Turnpike St. To%From North 28, Mc 3— ,175T 32,165 2.Turnpike St. To From South_7T9_,'c 1,1760 30,165 3. See Attachment A for Footnotes. D. TRAFFIC PLAN. if the proposed project will require any permit for access to local roads or state highways, attach a sketch showing the location and layout of the proposed driveway(s). See attached Buttress ENF Traffic Impact b Access Study. NORTHPOINT REALTY DEVELOPMENT CORP. September 3, 1997 Mr. William Sullivan Chairman North Andover Zoning Board of Appeals Town Hall North Andover, MA 01845 Dear Mr. Sullivan: SEP $ This letter is to formally request withdrawal, without prejudice, of our petition for a variance for the property located on Rte. 114 (Turnpike Street), North Andover, MA, commonly referred to as McLay's Florist. Should you have any further questions, please do not hesitate to contact me. Thank you for your time and consideration of this matter. Very truly yours, Northpoint Realty Development Corp. Thomas Laudani Treasurer cc: R. Levy, Esq. DOC: 1pm\stopshop\mclay.app Real Estate Consultants • Land Planning and Development • Commercial Development 231 Sutton Street - Suite 1 A, North Andover, MA 01845 9 508-687-6200 • FAX 508-682-6473 JK Realty Trust/ Mclay & Terranova 757 Turnpike St No. Andover MA 01845 Confederation Life Ins Co 318 Bear Hill Rd Waltham MA 02154 Edward � Gloria Schwarz/McDow M 27 Annis St No. Andover MA 01845 Dogleg Realty Trust/Charmel Bldg Co 355 Middlesex Rd Wilmington MA 01.887 WIB3B Real. Estate Limited Partnership 100 Cresert Court #1000 Dallas Tx 75201 Realand Associates 33 Walker Rd No. Andover MA 01845 Power Test Realty Co 125 Jeroco Turnpike New York 11753 iore) April 18, 1997 Zoning Board of Appeals Town of North Andover Town Hall Annex Building 146 Main Street North Andover, MA 01845 Dear Zoning Board Members: The trustee/trustees of JK Realty Trust, owners of McLays Garden and Florist Center (757 Turnpike Street, No. Andover, MA), authorize Northpoint Realty Development Corporation to file any necessary variances (relative to parking and/or other) with the Town of North Andover's Zoning Board of Appeals. TrtAtee of JK Realty Trust ' I 0 Za Z ro : -? 4.6 o P4l NORTH 9 Q ATlEO '6. 41 i� ye e OC 0 y °AA,Eo SA HUS TOWN OF NORTH ANDOVER MASSACHUSETTS BOARD OF APPEALS Notice is hereby given that the Board of Appeals will hold a public hearing at the Steven Memorial Library located at,345 Main Street, North Andover, MA. on Thursday the 17th day of April 1997 at 7:30 o'clock P.M. to all parties interested in the appeal of Northpoint Realty Development Corp., 231 Sutton Street Suite 1-A, North Andover, MA requesting to reopen this petition as a continued hearing for a Variance from the requirements of Section 8, Paragraph 8.1 (1), 8.1 (7) and a Variance from Table 2, Paragraph 1 of the Zoning Bylaw, Said premise is located at 757 Turnpike Street which is in the GB Zoning District for the purpose of relief from the required number and size of parking spaces and for the relief of the front line set back along Route 114. Plans are available for review at the Office of Community Development & Services, Town Hall Annex, 146 Main Street. By the Order .of the Board of Appeals William J. Sullivan, Chairman Public in the Citizen 3.26.97 & 4.2.97 757 Turnpike Street LEGAL NOTICE TOWN OF NORTH ANDOVER BOARD OF APPEALS Notice is hereby given that the Board of Ap- peals will hold a public hearing at the Steven Memorial Library located at 345 Main Street, North Andover, MA on Thursday the 17th day Of April 1997 at 7:30 o'clock P.M. to all parties interested in the appeal of Northpoint Realty Development Corp., 231 Sutton Street, Suite 1- A, North Andover, MA requesting to reopen this petition as a continued hearing for a Variance from the requirements of Section 8, Paragraph 8.1 (1), 8.1 (7) and a Variance from Table 2, Paragraph 1 of the Zoning Bylaw. Said premise is located at 757 Turnpike Street which is in the GB Zoning District for the pur- pose of relief from the required number and size of parking spaces and for the relief of the front line set back along Route 114. Plans are available for review at the Office of Community Development & Services, Town Hall Annex, 146 Main Street. By the Order of the Board of Appeals William J. Sullivan, Chairman North Andover Citizen, 3/26 & 4/2/97 TOWN OF NORTH ANDOVER MASSACHUSETTS BOARD OF APPEALS Notice is hereby given that the Board of Appeals will hold a public hearing at the Senior Citizen Center located at the rear of the Town Hall Building, 120 Main Street, North Andover, MA on Tuesday the 11th day of March, 1997 at 7:30 o'clock P.M. to all parties interested in the appeal of Northpoint Realty Development Corp., 231 Sutton Street, Suite 1A, No.fAndover, MA requesting a Variance from the requirements of Section 8, Paragraph 8.1 (1), 8.1 (7) and also a Variance from Table 2, Paragraph 1 of the Zoning Bylaw. Said premise is located at 757 Turnpike Street which is in the GB Zoning District for the purpose of relief from the required number and size of parking spaces. Also, relief of the front line setback along Route 114. Plans are available for review at the Office of Community Development and Services, Town Hall Annex, 146 Main Street, Forth Andover, MA. [LEGAL NOTICE By the Order of the Board of Appeals William J. Sullivan, Chairman Publish in thel- -awrence Eagle Tribune 2/25/97 and 3/3/97 TOWN OF NORTH ANDOVER MASSACHUSETTS BOARD OF APPEALS Notice is hereby given that the Board of Appeals will hold a public hearing at the Senior Citizen Center located at the rear of the Town Hall Building, 120 Main Street, Nortt Andover, MA on Tuesday the 11th day of March, 1997 at 7:30 o'clock P.M. to all parties interested in the appeal of Northpoint Realty Development Corp., 231 Sutton Street, Suite 1A, No. Andover, MA requesting a Variance from the requirements of Sec- tion 8, Paragraph 8.1 (1), 8.1 (7) and also a Variance from Table 2, Paragraph 1 of the Zoning Bylaw. Said premise is located at 757 Turnpike Street which is in the GB Zoning' District for the purpose of relief from the required number and size of park- ing spaces. Also, relief of the front line setback along Route 114. Plans are available for review at the Office of Community Development and Services, Town Hall Annex, 146 Main Street, North Andover, MA. By the Order of the Board of Appeals William J. Sullivan, Chairman E -T — Feb. 25; March 3, 1997 U IL NORTH., p AcNu5 TOWN OF NORTH ANDOVER MASSACHUSETTS BOARD OF APPEALS NOTICE OF DECISION Any Appeal shall be. filed within (20) days after the date of filling this notice in the Office of the Town Clerk JOYC- E RRADSHAy� NORTH ANDoyER APR to P "a7 Property: 757 Turnnike Street Northpoint Realty Trust Date: April 24, 1997 757 Turnpike Street Petition: 003-97 North Andover MA 01845 ,Date of Hearing: •4/17/97 The Board of Appeals held a regular meeting on Thursday evening, April 17, 1997 upon the petition of Northpoint Realty Development Corp., 231 Sutton Street North Andover. for property at 757 Turnpke Street for a variance from the requirements of Section 8, Paragraph 8.1 (1), 8.1 (7) for relief of eleven parking spaces, relief of parking space size requirement and a Variance from Table 2, Paragraph 1 of the Zoning Bylaw. The hearing was advertised in the North Andover Citizen on March 26, 1997 & April 2, 1997 and all abutters were notified my regular mail. The following members were present and voting: John Pallone, Robert Ford, Scott Karpinski, and Joseph Faris. The applicant has submitted a written request to withdraw the application without prejudice. Upon a motion by John Pallone and seconded by Robert Ford to allow the applicant to withdraw the petition without prejudice. Voting in Favor: John Pallone, Robert Ford, Scott Karpinski, & Joseph Faris. Board of Appeals William Sullivan, Chairman NORTHPOINT REALTY DEVELOPMENT CORP. April 9, 1997 William Sullivan, Chairman North Andover Board of Appeals Town Hall Annex North Andover, MA 01845 RE: Application of Northpoint Realty Development, Corp. for Relief from Zoning Ordinance Filing Date: February 13, 1997 Property: 757 Turnpike Street, North Andover, MA Petition No.: 0397 Dear Mr. Sullivan: Due to the fact that we intend to make numerous material changes in the scope of our application for zoning relief, we are requesting that our application filed with the Town on February 13, 1997 be withdrawn without prejudice at the next Board meeting scheduled for April 17, 1997. It is our intention to file an entirely new application with a revised request for reduced zoning relief, in the near future. Very truly yours, Thomas D. Laudani cc: D. Hucid, Esq. R. Levy, Esq. L. Minicucci J. Sylvia Real Estate Consultants • Land Planning and Development • Commercial Development 231 Sutton Street - Suite 1 A, North Andover, MA 01845 * 508-687-6200 9 FAX 508-682-6473 MEWED JOYCE BRADSHAW orllyt OWN OLERK yo A : Nt�Ri8 ANDOVER NOR' OLE. N 13 C 1,2 �. Received by Town Clerk: TOWN OF NORTH ANDOVER, MASSACHUSETTS BOARD OF APPEALS APPLICATION FOR RELIEF FROM THE ZONING ORDINANCE Applicant Nothpoint Realty Development Corp. Address 231 Sutton Street, Suite 1A. North Andover, MA 01845 Tel. No. ( 508 ) 687-6200 1. Application is hereby made: a) For a variance from the requirements of Section 8 Paragraph 8.1(1),8.1(7 and also a variance from Table 2 Paragraph 1 of the Zoning Bylaws. b) @16 Ilk - 2. a) Premises affected are land X and building(s) numbered 757 Turnpike Street. b) Premises affected are property with frontage on the North ( ) South ( ) East ( ) West (X) side of 757 Turnpike Street. Street, and known as No. 757 Turnpike Street Street. c) Premises affected are in Zoning District` GB , and the premises affected have an area of 249,259 square feet and frontage of 375 feet. (5.72 acres) 5 of 8 Rev. 06.05.96 o 3. 4. Ownership: a) Name and address of owner (if joint ownership, give all names) : John J McLay and Kathleen Terranova. -Trustees of ,7 K_ Realty Tn,ct Date of Purchase 11-27-63 Previous Owner Cali b) 1. If applicant is not owner, check his/her interest in the premises: Prospective Purchaser x_ Lessee Other 2. Letter of authorization for Variance/Special Permit required. Size of proposed building: 342 front; 176 feet deep; Height 1 stories; 30+/- feet. a) Approximate date of erection:- June 1997 b) Occupancy or use of each floor: Retail/ Office/ Warehouse c) Type of construction: Concrete, Masonry and Steet 5. Has there been a previous appeal, under zoning, on these premises? No If so, when? 6. Description of relief sought on this petition Variance for Number and size of parking spaces, and for frontage spthack alongRou e 114- 7. Deed recorded in the Registry of Deeds in Book Page 122 The principal points upon which I base my application are as follows: (must be stated in detail) Applicant seeks a variance from the Zoning Bylaws for eleven (11) parking spaces, for the size of the parking snares to 9feet X18 feet,* as-xe l asrel i e—L of -the ir-st-55 et setback along Route 114 Relief may begrantPa thrnit_ substantial ___� _-� --t i-,,.-4- .....11447-4-.. -r ciihctantlAll V rleroaatina from the intent or purpo of the Zoning Bylaw. *handicapped spaces to be 12 feet X 18 feet, I agree to pay the filing fee, advertising in newspaper, and incidental expenses* Signature f etition r(s) DESCRIPTION OF VARIANCE REQUESTED ZONING DISTRICT: GENE' BUSINESS Required Setback or Area Lot Dimension Area Street Frontage Front Setback 50 Feet ----------- Side Setback(s) Rear Setback Existing Setback Relief or Area Requested 10 Feet -------------- 40 Feet C ADDITIONAL INFORMATION Parking Spaces: Required -312, Provided -301, Relief Sought- 11 Spaces Parking Space Size: Required- 10 feet X 20 feet, Provided- 9 feet X,C 1.8 feet. Handicapped Space Size: Required 12 feet X 20 feet, Provided- 12 feet X 18 feet. 7 of 8 Rev 06.03.96 UST OF PARTIES OF SUBJECT PROPERTY MAP I PAR # PAGE OF NAME CERT. BY: C DATE: 1� LGA Wd o° 1 EI 931 SUMA M 0 3 A L] 0"111 JST OF PARTIES OF INTEREST. SUBJECT PROPERTY PAGE OF WE OMAN sm, amufflin owl am F.4, mot I I A I ow W, Zj 7) MA IRS - A NOWId 1 11a. .I CERT. BY: - (3-2=(:2 DATE: MAAM, LG, NJ 00 1 E 1 93J .1 sHV,l*,;l ssv 1 03AU-601H Two Dundee Park, Suite 301 Andover, MA 01810-3725 Office: 508-474-1994 Fax: 508-474-1778 Location Supermarkets: Market Basket Dermot J. Kelly Associates, Inc. Traffic Engineering/Transportation Planning PARKING SURVEY NORTH ANDOVER, MA Star Market Butcher Boy Market Recent Developments: Sutton Square Little Richards Jasmine's Bertucci Cross Roads Older Development: Loft aThe composite average parking stall is based on 40% compact spaces. 310-memZdoc Parking Stall (ft) 9.0 x 18.0 9.0 x 18.0 9.0 x 18.0 9.0 x 20.0 8.0 x 16.0 (compact spaces) 8.6 x 18.4 (composite average)a 9.0 x 18.0 9.0 x 16.0 9.0 x 16.0 10.0 x 20.0 7.5 x 15.0 (compact spaces) 8.9 x 18.0 (composite average) 8.5 x 16.0 Zoning Board Planning Board Town of North Andover Main Street North Andover, MA 01845 Dear Board Members: Concerning the proposed development of the new Stop & Shop to be located on Rt. 114 on the former McLay's site, I believe that this proposed development will be beneficial to the Town, as well as, the surrounding businesses. Sincerely, P,2Z Busine Name 7S 3 Address DOC: LPM\S&S.ltr 'M MAIL BOXES E'TC.p' Zoning Board Planning Board Town of North Andover Main Street North Andover, MA 01845 Dear Board Members: Concerning the proposed development of the new Stop & Shop to be located on Rt. 114 on the former McLay's site, I believe that this proposed development will be beneficial to the Town, as well as, the surrounding businesses. Sincerely, Business Name ?33 7k t.:,ojee S�', Address DOC: LPM\S&S.ltr P-, P 0 S T A L, B U S I N E S S A N D C O M M U N I C A T I O N S E R V I C E S Jasmine Plaza, 733 Turnpike St., Rt 114, North Andover, Massachusetts 01845 Tel 508 689-4620 Fax 794-0419 Telex 7101101927 AN INDEPENDENTLY OWNED AND OPERATED FRANCHISE `Ibbink Globally... Insure Locally" CHESTNUT GREEN 555 TURNPIKE STREET SUITE 41 N. ANDOVER, MA 01845 TEL: 508-685-7690 FAX: 508-687-0149 4. LIFE 4. How 0wAm .,. ANNUITY Afro 4. GROUP -01 COMMERCM INTERNET INSURANCE AGENCY, INC. North Andover Zoning Board North Andover Planning Board 146 Main Street North Andover, MA 01845 To Whom It May Concern: March 6, 1997Ft�441 1 ! 19� LRD OF ,APPEALS I conduct my business at the Chestnut Green Condominium Complex and I support the development of the new Stop & Shop. I believe it will be beneficial to the Town of North Andover and my business. File:STPSHP.WPD Sincerely, Internet Insurance Agenc Inc. Paul Rodthier O'SULLIVAN &COMPANY, P.C- CERTIFIED PUBLIC ACCCU!4TANTS LiAyhL T. C'SULLIVAN, UA, \MST AW MACDON-+LD 0'$ULLIVAN, CPA March 6, 1997 Zoning Board Planning Board Town of North Andover Main Street North Andover, MA 01845 Dcar Board Members: WILLOW'S OFFICE PAKK 671 Tiunpikt SUM, Unit 205 Noah Andover, W, 01SAS T.A. SOb•c`lb 7y7J 14DO—'25d• 7970 Fax. 505.656.8070 §j L5 U F MAR I i �yy r ` I am writing to you concerning the proposed development of the new Stop & Shop to be located on Rte. 114 on the former McLay s sites wtell s the is my surref otuidinghat this c community and roposed development would be benefteial to the town a businesses and well worth the Zoning and Planning Board's approval. Thank you for your time. If you have any questions, please do not hesitate to contact me. Sincerely, Dt_�, (a ?,tj Tcrry O'Sullivan, CPA DTO/ah NORTH ANDOVER FIRE DEPARTMENT CENTRAL FIRE HEADQUARTERS 124 Main Street North Andover, Mme. 45 D WILLIAM V. DOLAN hh �p Chief of Department; m V C� ✓� BOARD OF APPE IQ To: Mr. Bill Sullivan, Chairman N. Andover Zoning Board From: Fire Chief Dolan Re: Stop & Shop Route 114 Date: February 10, 1997 Tel. (508) 688-9593 Fax (508) 688-9594 I have seen the preliminary plans for the proposed Stop & Shop and have spoken with.the_developer. The Fire Department has requested the inclusion of traffic signal control devices to the traffic lights at Rte 125 and Rte 114 (Royal Crest) and for the proposed new light for the Stop & Shop. The developer has agreed to this request which will improve our response on Route 114. j The building will contain a full fire suppression and detection system both of which will be connected to the Municipal Fire Alarm System. I believe the proposal has adequately addressed our fire safety and response concerns. If there are any questions, please call. William V. Dolan, Fire Chief cc: T. Laudani B. Scott, Comm. Dev. 1921 - 75 YEARS OF SERVICE - 1996 S50 YRS ' p0R7, ` NORTH ANDOVER FIRE DEPARTMENT ;a CENTRAL FIRE HEADQUARTERS 124 Main Street *ac North Andover, Mass. 01845 WILLIAM V. DOLAN Chief of Department To: Mr. Bill Sullivan, Chairman N. Andover Zoning Board From: Fire Chief Dolan Re: Stop & Shop Route 114 Date: February 10, 1997 Tel. (508) 688-9593 Fax (508) 688-9594 I have seen the preliminary plans for the proposed Stop & Shop and have spoken with.the developer. The Fire Department has requested the inclusion of traffic signal control devices to the traffic lights at Rte 125 and Rte 114' (Royal Crest) and for the proposed new light for the Stop & Shop. The developer has agreed to this request which will improve our response on Route 114. The building will contain a full fire suppression and detection system both of which will be connected to the Municipal Fire Alarm System. I believe the proposal has adequately addressed our fire safety and response concerns. If there are any questions, please call. William V. Dolan, Fire Chief cc: T. Laudani B: Scott, Comm. Dev. 1921 - 75 YEARS OF SERVICE - 1996 RICHARD M. STANLEY Chief of Police Zoftin of �or �nbvimor POLICE DEPARTMENT February 10, 1997 Mr. William Sullivan, Chairman Town of North Andover Zoning Board of Appeals Town Hall Annex 146 Main Street North Andover, Ma. 01845 REF: Stop & Shop Retail Building Route 114 (McLay's) North Andover, Ma. 01845 Dear Mr. Sullivan: 566 Main Street No. Andover, MA 01845 Telephone: (508) 683-3168 Please be advised that I have reviewed the site plans and the roadway improvement plans prepared for the Stop & Shop development. The circulation on the site is well designed and I support the issuance of a Variance reducing the parking space size to 9' x 18'. The roadway reconstruction proposal increasing the size of Route 114 from 3 lanes to 5 lanes with the provision of a traffic signal will more than adequately provide for safe traffic flow into and out of the shopping center without disruption to the adjacent properties. In fact, provision of those traffic improvements will improve traffic safety and help alleviate any traffic congestion which currently exists in that area. Please do not hesitate to contact me should you have questions or comments. Very t urs, RICHARD M. STA CHIEF OF POLICE CC: William Scott, Director,Community Development and Services Kathleen Cauldwell, Town Planner RICHARD M. STANLEY Chief of Police Uz n of �vr �nbvvtr POLICE DEPARTMENT February 10, 1997 Mr. William Sullivan, Chairman Town of North Andover Zoning Board of Appeals Town Hall Annex 146 Main Street North Andover, Ma. 01845 REF: Stop & Shop Retail Building Route 114 (McLay's) North Andover, Ma. 01845 Dear Mr. Sullivan: 566 Main Street No. Andover, MA 01845 Telephone: (508) 683-3168 B0AR�D OF APPEAL -S Please be advised that I have reviewed the site plans and the roadway improvement plans prepared for the Stop & Shop development. The circulation on the site is well designed and I support the issuance of a Variance reducing the parking space size to 9' x,18'. The roadway reconstruction proposal increasing the size of Route 114 from 3 lanes to 5 lanes with the provision of a traffic signal will more than adequately provide for safe traffic flow into and out of the shopping center without disruption to the adjacent properties. In fact, provision of those traffic improvements will improve traffic safety and help alleviate any traffic congestion which currently exists in that area. Please do not hesitate to contact me should you have questions or comments. Very trul urs, RICHARD M. STA CHIEF OF POLICE CC: William Scott, Director, Community Development and Services Kathleen Cauldwell, Town Planner I - 111141', :1 091 PROPERTY MANAGEMENT CHESTNUT GREEN AT THE ANDOVERS FEBRUARY 11, 1997 T0�,N`N MALL ZO'l\�.iNG DEPARTMENT 120 MAIN ST. NO. ANDOVER, MA 01845 GENTLEMEN: PLEASE BE ADVISED THAT I REPRESENT CHESTNUT GREEN AT THE ANDC: VERS. THE OFFICE PARK IS L OCA'! IED AT 555, 565, AND 575 TURNPIKE ST., mu. 114). PN1 'THE PAST SEVERAL YEARS WE W VE EXPERIENCED NUMEROUS VEHICLES CUTTING THROUGH OUR LOT ON HILLSIDE AVE. EXT.. THIS HAS BECOME A VERY SERIOUS SAFETY PROBLEM FOR ALL THE UNIT OWNERS AND CLIENTS. AT THE PRESENT TIME WE HAVE A LOT OF DOCTORS SEEING ELDERLY AND DISABLED PATIENTS. DUE TO THE INCREASE �T TRAFFIC, IT HAS BECOME MORE OF A SAFETY CONCERN. IT IS MY UNDERSTANDING THAT THEI?E IS A PROPOSAL GOD -JG BEFORE THE TOWN FOR A NEW STOP & :SHOP TO BE LOCATED APPROXIMATELY 1/4 TO 1/2 MILE FROM OUR LOCATION. FOR THE SAFETY AND WELFARE OF ALL PARTIES, WE WOULD LIKE TO SEE THE HILLSIDE AVE. EXT. OPENED ONTO RT. 114 TO ELIMINATE ANY POSSIBLE DANGERS TO OUR PROPERTIES. I WISH YOU WOULD ALSO DISCUSS TITTS W11TH THE POLICE CI -LIEF TO HAVE HIS PATROLS MONITOR THE SITUATIC%tiT .A:! CHESTNUT GIC -,EN. K E B B PROPERTY MANAGEMENT CHESTNUT GREEN AT THE ANDOVERS PAGE TWO THANK YOU FOR YOUR COOPERATION TNT THIS MATTER AND IF YOU HAVE ANY QUESTIONS PLEASE DO NOT HESITATE TO CALL. EBB MAN .ENT, INC. BRIAN, . �HEEHY PRESIDENT BJS:cas cc: TRUSTEES CGNA MASS DEPT. OF HIGHWAY SAFETY Post -it® Fax i x _ .k". _ . . Ik CA y A, -1, 1, 4 t 4K Town of North Andover t NORTIi OFFICE OF 3? •`"° � COMMUNITY DEVELOPMENT AND SERVICES ° 146 Main Street *„ North Andover, Massachusetts 018450` VM LIAM J. SCOTT Director Memorandum To: William Sullivan, Chair Zoning Board of Appeals From: William J. Scott, Community Development Direct RE: Parking Stall sizes Date: March 12, 1997 Based on your questions regarding stall sizes I am providing the attached materials which is typical standards for parking stall sizes based on the angle of the parking . The circled numbers in the table on page 664 indicates that the 9"X 18 space (or 8.5 X 18) is typical for the 90 degree stall. The subsequent page also shows the relationship between the angle of parking and stall size. Therefore while the ordinance requires the 10'X20" the possibility exists that other standards are acceptable based on review of technical literature. BOARD OF APPEALS 688-9541 - BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 tin n Site PIa,.I,___ I 9 Joseph De Chiara Lee E. Koppelman McGraw-Hill Book Company New York / St. Louis, / San Francisco / Auckland / Bogota / Hamburg Johannesburg / London / Madrid / Mexico / Montreal / New Delhi Panama / Paris / Sao Paulo / Singapore / Sydney / Tokyo / Toronto 6.8 PARKING 2 updi U "A di-�j SINGLE LANE - HERRINGDONE 1 INTERLOCKED PARKING PARKIN. PARKING Figure 6.206 Changing the angle of parking affects the dimensions of a parking lay- out. Curb length of car stall I = measured parallel to parking line; depth of car stall (single parking line ) d - measured perpendicular to the parking line; average depth of car stall (interlocked pair of parking lines) d; = measured perpendicularto the.park- ing line. Tvuical Parking Lot Capacity Figures -664- Intermeshed multiple parking lines Single parking lines N, upd, yy approximate D;, unit N,. L, curb D, depth width of A, gross upd, unit number of depth of A,, gross parking approximate a, parking length per of stall aisle area per parking cars per stall (feet) area per car (sq ft) depth (feet) number of cars per acre angle (degrees) car (feet) (eet) f ( feet) car (sq ft) depth (feet) acre 0 8 12 308 28 141 87 8 10.1 308 400.9 28 32.2 141 109 20 24.9 14.2 12 502.9 430.1 40.4 42.8 101 11.4 349.7 34.8 125 25 20.1 15.4 16.4 12 12 380.8 - 44.8 114 12.7 309.8 37.4 141 30 17.0 14.8 17.3 12 344.8 47.6 126 13.7 291.6 39.4 149 35 40 13.2 18.1 12 318.1 48.2 137 14.8 274.6 261.6 41.6 43.6 159 167 45 12.0 18.7 12 296.4 49.4 147 156 15.8 16.6 250.9 45.2 174 50 11.1 19.2 12 279.7 266.2 50.4 51.2 164 17.2 241.3 46.4 181 55 10.4 9.8 19.6 19.8 12 14.5 265.1 54.1 164 17.8 245.5 49.6 177 60 65 9.4 19.9 17 267.0 56.8 163 18.2 250.9 255.6 53.4 56.8 174 170 76 9.0 19.8 20 268.2 59.6 ' 162 159 18.4 18.6 264.9 60:2 164 75 8.8 19.6 23 273.7 268.3 62.2 62.4 162 18.4 261.4 60.8 167 80 8.6 19.2 24 24 260.9 mac= n 61.4 an n 167 171 18.3 18.0 257.6 255.0 60.6 60:0 169 171 -664- accompanying table. This intermeshing, or fitting together, at adjacent parking lines is also illustrated in Figure 6.207. The herringbone pattern is most efficient with 45 -degree parking. Made up of complementary 30- and 60 -degree stalls, it is a means of gaining more car spaces.It is not an efficient or particularly space -saving method of angle parking. The interlocking parking pattern is equally effective at any angle of parking. Normally the most efficient use of space is obtained when parking stalls are laid out perpendicular to the aisles. This plan provides more stalls per unit area and permits parking and unparking in either direction. Angled parking yields fewer -- PARKING 6.8 stalls for a given length of parking curb (see the fourth col- umn in the accompanying table) and permits parking and . unparking in one direction only. However, angle parking is more convenient.: Drivers find it easier to maneuver in and out of angled stalls; they also make it easier to spot empty spaces. Back -in parking requires narrower aisles than drive-in, but backing in requires more maneuvering ability than drive-in angle parking and takes more time. Most designers are reluc- tant to use back -in parking in customer -parking facilities because its difficulty may neutralize the driver convenience that so often motivates parking lot development. Dimensions for Parking Angles with Varying Stall Sizes Wa;, wasted Wan, wasted Nim, number of We, wasted area (in square area (in square N, number of car stalls per area (in square feet) at each end feet))at each f a pair of end Wand L, width car stalls per 100 linear feet feet) g each end of herringbone a, parking and length of unit length of ofparkingof single marking pa ng lines parking lines angle stall parking line (PL)length PL -414" 6.4 207.8 336.0 30 7'6" X 18' n = 15'0" PL -37" 6.0 219.1 341.8 8' X 1f3' n = 1610" PL -2110" 5.7 230.3 343.1 8'6" X 18' n = 1710" PL -2'1" 5.4 244.2 344.3 450 9' X 18' n = 8'0" 716" X 18' n' = PL -716" 8.7 162.0 311.2 311.2 10'7" PL -711" 8.2 169.5 310.7 322.1 8' X 18' n = 1114" PL -6'9" 7.8 176.0 306.9 333.1 8'6" X 18' n 1210" PL -614" 7.3 182.5 303.1 3 9' X 18' n = 1219" 600 716" X 18' n = PL -6110' 10.7 107.4 202.4 8'8" PL -618" 10.1 110.8 195.2 8' X 18' n 9'3" PL -616" 9.5 113.1 189.9 816" X 18' n = 91101, PL -614" 9.0 116.6 180.4 9' X 18' n = 7'6'X18' n=76 13.3 .0 90° 8' X 18' 0n = PL 12.5 0 8'0" 816" X 18' n = PL 11.7 0 8-6" PL 11 1 0 r^ (9,X18' n-90" -665- WU 1AM J. SCOTT Director Town of North Andover NCRT► OFFICE OF COMMUNITY DEVELOPMENT AND SERVICES 146 Main Street North Andover, Massachusetts 01845 li4Arlo^t- e Memorandum To: William Sullivan, Chair Zoning Board of Appeals From: William J. Scott, Community Development Direct RE: Parking Stall sizes Date: March 12, 1997 Based on your questions regarding stall sizes I am providing the attached materials which is typical standards for parking stall sizes based on the angle of the parking . The circled numbers in the table on page 664 indicates that the 9"X 18 space (or 8.5 X-18) is typical for the 90 degree stall. The subsequent page also shows the relationship between the angle of parking and stall size. Therefore while the ordinance requires the 10'X20" the possibility exists that other standards are acceptable based on review of technical literature. BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 Joseph De Chiara Lee E. Koppelman McGraw-Hill Book Company New York / St. Louis, / San Francisco / Auckland / Bogoti / Hamburg Johannesburg / London / Madrid / Mexico / Montreal / New Delhi Panama / Paris / Sao Paulo / Singapore / Sydney / Tokyo / Toronto 6.8 PARKING Pd updi �J W1 r-ui-� SINGLE LANE (HERRINGBONE )INTERLOCKED PARKING 'QARKING PARKING Figure 6.206 Changing the angle of parking affects the dimensions of.a parking lay- out. Curb length of car stall / = measured parallel to parking line; depth of car stall (single parking line ) d =measured perpendicular to the parking line; average depth of car stall (interlocked pair of parking lines) d; = measured perpendicular to the.park- ing line. Typical Parking Lot Capacity Figures Single parking lines 0 N, W approximate L, curb D, depth width of A, gross upd, unit number of a, parking length per of stall aisle area per parking cars per angle (degrees) car (feet) (feet) (feet) car (sq ft) depth (feet) acre 0 22 8 20 24.9 14.2 25 20.1 15.4 30 17.0 16.4 35 14.8 17.3 40 13.2 18.1 45 12.0 18.7 50 11.1 19.2 55 10.4 19.6 60 9.8 19.8 65 9.4 19.9 70 9.0 19.8 75 8.8 19.6 80 8.6 19.2 12 308 28 141 12 502.9 40.4 87 12 430.1 42.8 101 12 380.8 - 44.8 114 12 344.8 47.6 126 12 318.1 48.2 137 12 296.4 49'A 147 12 279.7 50.4 156. 12 266.2 51.2 164 14.5 265.1 54.1 164 17 267.0 56.8 163 20268.2 15.8 59.6 162 23 273.7 62.2 159 24 268.3 62.4 162 24 260.9 61.4 167 24 255.0 60.0 171 -664- Intermeshed multiple parking lines upd, Dh unit Ni, depth of A;, gross parking approximate stall area per depth number of (feet) car (sq ft) (feet) cars per acre 8 308 28 141 10.1 400.9 32.2 109 11.4 349.7 34.8 125 12.7 309.8 37.4 141 13,7 291.6 39.4 149 14.8 274.6 41.6 159 15.8 261.643.6 167 16.6 250.9 45.2 174 17.2 241.3 46.4 181 17.8 245.5 49.6 177 18.2 250.9 53.4 174 18.4 255.6 56.8 170 18.6 264.9 602 164 18.4 261.4 60.8 167 18.3 257.6 60.6 169 18.0 255.0 60.0 171 pARKING 6.8 accompanying table. This intermeshing, or fitting together, at stalls for a given length of parking curb (see the fourth col - adjacent parking lines is also illustrated in Figure 6.207. umn in the accompanying table) and permits parking and . The herringbone pattern is most efficient with 45 -degree unparking in one direction only. However, angle parking is parking. Made up of complementary 30- and 60 -degree more convenient.: Drivers find it easier to maneuver in and more car spaces. It is not an out of angled stalls; they also make it easier to spot empty stalls, it is a means of gaining efficient or particularly space -saving method of angle parking. spaces. The interlocking parking pattern is equally effective at any Back -in parking requires narrower aisles than drive-in, but angle of parking. backing in requires more maneuvering ability than drive-in Normally the most efficient use of space is obtained when angle parking and takes more time. Most designers are reluc- parking stalls are laid out perpendicular to the aisles. This plan tant to use back -in parking in customer -parking facilities provides more stalls per unit area and permits parking and because its difficulty may neutralize the driver convenience unparking in either direction. Angled parking yields fewer that so often motivates parking lot development. Dimensions for parking Angles with Varying Stall Sizes Wa,, wasted N,,, number of Wa; wasted area (in square N, number of car stalls per area (in square feet) at each end W and L, width car stalls per 100 linear feet feet) at each end length a pair of ten of a, parking and length of unit length of of parking of single parking parking Imes angle stall parking line (PL) g line p 30 716" X 18' n PL -4'4" 6.4 207.8 336.0 = 15'0" PL -37" 6.0 219.1 341.8 8' X 1f3' n = 1610" PL -2'10" 5.7 230.3 343.1 8'6" X 18' n = 1710" PL -211" 5.4 244.2 344.3 45° 9' X 18' n = 810" PL -716" 8.7 162.0 311.2 T6" X 18' n' 107" PL -711" 8.2 169.5 310.7 8' X 18' n = 1114" 816" X 18' " = PL -6'9" 7.8 176.0 306.9 12'0" PL -614" 7.3 182.5 303.1 9' X 18' n = 1219" 600 716" X 18' n PL -6110" 10.7 107.4 202.4 = 8'8" PL -618" 10.1 110.8 195.2 8'X 18' n = 913" PL -616" 9.5 113.1 189.9 816" X 18' n = 9110" PL -614" 9.0 116.6 180.4 9' X 18' n = 1015" PL 90° 7'6" X 18' n = 716#13.3 0 8' X 18' n = 8P0" 12.5 0 816" X 18' n = PL 11.7 0 8'6" 9' X 18' I# L 11.1 0 9101r -665- Wa,„ wasted area (in square feet) at each end of a pair of herringbone parking lines 311.2 322.1 333.1 344.3 $ �. t-.' i "W'4A V 3 Chapter 11 PARMG GEOMTRICS ,jean M. Keneipp and Will Van Dyke The size of the average car driven by Americans has shrunk dra- matically since the early 1970s. Between 1973 and 1978, small - car sales only accounted for 14 to 25 percent of vehicles sold. Beginning in 1980, the percent- age of small -car sales increased to almost 50 percent of the total. And between 1983 and 1990, small -car sales accounted for an average of 52 percent of annual sales in the United States. This downsizing of the auto fleet was pre- cipitated by the oil embargo of 1973 and the subsequent federal legislation mandating increasing fuel efficiency for new vehicles. Some of the gain in fuel efficiency has been achieved by reducing the size and weight of vehicles sold. As older, larger vehicles are scrapped and removed from the fleet, and as the number of smaller, newer vehi- cles increases, the average size of vehicles on the road decreases. These changes have had a Profound impact on parking dimensions. In the past, full-size parking stalls in some locations were 9 to 10 feet wide and 18 to 20 feet long. With smaller automobiles, an average width of 8.5 feet and a length of 16 to 17 feet is more appropriate for general use, with even smaller dimensions acceptable in some circumstances. The purpose of this chapter is to ad- dress the questions and issues- surround- ing the geometric design of parking spaces for smaller cars. Constructing new park- ing lots or garages with tighter dimen- sions can reduce the overall construction cost and the land area required for park- ing. Existing parking facilities can also be altered; the restriping of garages and lots to accommodate smaller cars pre- sents a low-cost alternative to adding parking capacity. Parking Geometrics 79 11-1 Parking Module 18' 24' 18' W 10 5 60' Source: Barton-Aschman Associates, Inc. The capacity increase that can be achieved through the application of smaller standards to new construc- tion, or through the restriping and changing of geomet- rics in an existing parking facility, usually ranges be- tween 5 and 10 percent. The exact gain will depend on the original geometrics, the intended use of the facility (whether for long-term employee parking or short-term parking), and the mix of vehicles using the facility. Size Definitions What is a small car or a large car? In a discussion of the continued trend toward smaller cars, many terns are used without being precisely defined or understood: "large," "medium," "small," "full-size," "standard -size," "compact," "subcompact," and so forth. The classifica- tion of automobile sizes can be made either on the basis of the inertial weight of the vehicle or on the basis of the area it occupies. For parking facility design, the latter classification is more useful. With this system, the length and width of the vehicle, measured in meters, are multiplied to give the area covered by the vehicle in square meters. The convention is to drop the decimal parts of the measurement and use only the integer for the classification. For example, a Ford Escort covers an area of 5.7 square meters. It would be considered a Class 5 vehicle. By comparison, a 1990 Lincoln Town 11-2 Annual Small -Car Sales in the United States, 1970-1990 Jul 9( 8( 7( 6c M C IS 5C it 40 30 20 10 0 uiv it ] I9tz 1973 1974 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 Source: Automotive News: Market Data Book, issues 1970-1990. 80 The Dimensions of Parking Car covers a total area of 11.08 square meters and would be considered a Class 11 vehicle. The cars in use today generally fall into the range of Class 5 through Class 12 (no models in Class 12 or larger have been built since 1981). The following list gives examples of the 1990 model cars in each class size: Class 5 Ford Festiva Class 6 Geo Metro Class 7 Plymouth Horizon, Dodge Colt, Ford Mustang, Pontiac Grand Am Class 8 Buick Century, Chevrolet Celebrity, Ford Thunderbird Class 9 Buick Regal, Oldsmobile Cutlass Class 10 Chevrolet Caprice, Cadillac Brougham Class 11 Lincoln Town Car, Ford Grand Marquis Classes 5 through 7 are considered small cars; Classes 8 and above, large cars. Figure 11-1 shows how vehicles ranging from Class 5 through Class 11 fit into a typical full-size parking module of 60 feet with stalls that are 9 feet wide. Clearly, a module of this size is overdesigned for vehicles of Class 8 or smaller. Vehicle Size Changes The percentage of small cars sold (area less than 8 square meters) increased dramatically in 1979 and 1980 and has since stabilized at about 52 percent of the vehicles sold each year. Figure 11-2 graphically shows this change. As the automobile fleet ages, more of the older large vehicles will be retired, further reducing the overall fleet dimensions. It should be noted that the ratio of small cars to large cars will vary by region. On the East or West Coasts, with a higher percentage of small cars, the ratio will be higher. It will also usually be higher on college and university campuses and at many hospi- tals and medical centers. In smaller cities and towns, the percentage of large cars is likely to be higher due to a higher percentage of older domestic cars in the fleet, as well as to the tendency to use full-size pickup trucks. Changes in Parking Dimensions A parking module consists of two rows of parking, one on each side of an access or driving aisle. The stall width selected depends on the type of use or turn- over that will prevail at a parking lot or garage. The typical bay width for 90 -degree parking used to be 60 to 62 feet, using a stall width of 9 feet. Many zon- ing codes incorporated this module or an even larger module, with a stall size of 10 feet by 20 feet. As the average car size has decreased, there have been sig - 11 -3 Recommended Minimum Stall and Module Dimensions for Parking Facility Design Adjustments to Modules: 1. If a curb, wheelstop, wall, or other vehicle restraint is placed at every parking stall, the modules above can be reduced by 1 foot. 2. For each 1 inch of additional stall width, the module may be reduced 3 inches to maintain the same level of comfort. Source: Parking Consultants Council, National Parking Asso- ciation, Recommended Guidelines for Parking Geometrics (Washington, D.C.: NPA, 1989). nificant opportunities to decrease the dimensions of the parking module. There is a definite relationship between the allow- able width of a parking stall and the width of the aisle that serves the space. As the aisle width increases, the stall width can be made smaller and still provide ample room for the driver to enter the space. The stall width is usually based on the door -opening clearance, which in turn is based on the turnover or type of parking. Spaces with high turnover rates, such as convenience stores or retail centers, require more door clearance than low -turnover situations, such as long-term em- ployee parking. Door -opening standards should range from 20 inches for small cars in low -turnover situations to 28 inches for large cars in high -turnover applica- tions. When combined with a design vehicle width of 5 feet 8 inches for small cars and 6 feet 6 inches for large cars, these dimensions result in the minimum range of stall and module widths that is shown in Figure 11-3. Parking Geometrics 81 Minimum Stall Width Type of User Small Car Large Car All -Day Parker (employee, resident, etc.) 7'41 8'-2" Visitor (hospital, CBD) 7'-8" 8'-6" High -Turnover Parker (shopping, bank, etc.) 8'-0" 8'-10" Wall -to -Wall Module Dimension Angle Small Car Large Car 450 42'-0" 49'-0" 500 43'-6" 51'-0" 550 45'-0" 53'-0" 600 46'-0" 55'-0" 650 47'-0" 56'-6" 700 48'-0" 58'-0" 750 49'-0" 59'-6" 900 51'-0" 62'-0" Adjustments to Modules: 1. If a curb, wheelstop, wall, or other vehicle restraint is placed at every parking stall, the modules above can be reduced by 1 foot. 2. For each 1 inch of additional stall width, the module may be reduced 3 inches to maintain the same level of comfort. Source: Parking Consultants Council, National Parking Asso- ciation, Recommended Guidelines for Parking Geometrics (Washington, D.C.: NPA, 1989). nificant opportunities to decrease the dimensions of the parking module. There is a definite relationship between the allow- able width of a parking stall and the width of the aisle that serves the space. As the aisle width increases, the stall width can be made smaller and still provide ample room for the driver to enter the space. The stall width is usually based on the door -opening clearance, which in turn is based on the turnover or type of parking. Spaces with high turnover rates, such as convenience stores or retail centers, require more door clearance than low -turnover situations, such as long-term em- ployee parking. Door -opening standards should range from 20 inches for small cars in low -turnover situations to 28 inches for large cars in high -turnover applica- tions. When combined with a design vehicle width of 5 feet 8 inches for small cars and 6 feet 6 inches for large cars, these dimensions result in the minimum range of stall and module widths that is shown in Figure 11-3. Parking Geometrics 81 A Summary Report Guidelines for Parldng Facility Location and Design BY ITE TECHNICAL COUNCIL COMMITTEE 5D-8 �n 1971, the Highway Research Board published Parking Principles,' a re- port that attempted to view parking across the entire spectrum, from the home to the centralized demands of ma- jor business centers. The report was a summary of parking principles, proce- dures, and practices that had been proven to be effective in handling park- ing and terminal problems. Since then, however, changes in auto- mobile sizes have invalidated the "Lo- cation and Design" chapter of Parking Principles. In response, ITE Technical Council Committee 5D-8 has developed the proposed recommended practice, Guidelines for Parking Facility Location and Design. The proposed guidelines re- tain much of the location material pub- lished in Parking Principles, but the de- sign information has been rewritten to incorporate new data, with further con- sideration of small car separation tech- niques and with the addition of a section on handicapped parking. Because all parking facilities must ultimately con- nect with the street and highway system, the report also includes a chapter on driveways. This summary article reviews the newer material published in the full re- port. Copies of the complete report (RP - 022) may be purchased from the ITE Bookstore. Comments are being sought to assist Conversion factors: sq ft x 0.093 = in' - ft x 0.305 in =ftx0.305=in Table 1. Stall Width Classification Class Typical Uses Typical Turnover Low Medium High Width (Feet)° A Retail customers, banks, fast food restaurants, other very high turnover X 9.00 B Retail customers, visitors X X 8.75 C Visitors, office employees. resi- dential, airport, hospitals X X 8.50 D Industrial, commuter, university X 8.25 'For a large -size vehicle. measured at right angles to stall. in the consideration of this report for adoption as an ITE Recommended Prac- tice. Any comments, questions, or re- quests for a public hearing should be di- rected to the Professional Programs Department, Institute of Transportation Engineers, 525 School St., S.W., Suite 410, Washington, DC 200242729 (tele- phone: 202/554-8050; FAX: 202/863- 5486). Comments should be submitted by June 15, 1990. Stall and Aisle Dimensions—Large Cars In the design of a parking facility, it is customary to work with stalls, aisles, and combinations called "modules". A com- plete module is made up of one access aisle servicing a row of parking on each side of the aisle. In some cases, partial modules are used where the aisle serves only a single one -side row of parking. The minimum practical stall width varies principally with turnover (fre- quency of stall use), experience of the parker, and vehicle size. Commercial parking attendants can park large cars in stalls less than 8.0 feet wide. In facilities with self -parking, stall widths between 8.3 feet and 8.8 feet are necessary to accommodate most passenger cars and light trucks, depending on anticipated parking activity. Site-specific circum- stances will influence determinations of the most appropriate stall width dimen- sion. One approach to determining the range of stall width needs is to establish stall classes. This can be roughly equated to the level of service concept. whereby parking delay and ease of ac- cess and egress vary with expected activ- ity and type of user. Table 1 identifies typical stall widths associated with turn- over/user characteristics. 'Parking Principles. Special Report 125. Washing- ton. D.C.: Hiehwav Research Board. National Re- search Councii. 1971. The outline For the report was developed by the Parking Committee of the High- way Research Board. the report was drafted by Paul C. Box. under a contract with the Federal Highway Administration. ITE JOURNAL - APRIL 1990 • 13 February 27, 1997 MEMO TO FILE: ZBA / Northpoint Realty Development Corp. 757 Turnpike Street FROM: Donna Mae D'Agata, Administrative Assistant Community Development and Services The application for the above filing was received on February 13, 1997. The Legal Notice was mailed to the abutters on February 14, 1997 and was mailed to the surrounding communities on February 20, 1997. The Legal Notice will appear in the Eagle Tribune on February 25, 1997 and March 3, 1997. '97 02:14PM*50'MILK ST BOSTON MA 0210c_AERRIMACKENGINEERING TO: Mr. Robert Nicetta, Building Inspector Town of North Andover FROM: Steve Stapinsld Merrimack Engineering 5emces DATE: February 12, 1997 RE: STOP & SHOP NORTH ANDOVER According to the Stop & Shop Fixture Plan, Y fiad the following: Retail Sates: 47754 S.F.11000 S.F. x 5 Office (Front Mem): 1650 S.F./300 S.F. Warehouse (Rear Mezz): 11177 S.F./1000 S.F. x 2 # Warehouse (Floor): 16503 S.F.4h000 S.F. x 2 Total Building Area: 77084 S.F. 239.77 5.5 22.35 33.0 299.62 Please feel free to contact me should you have questions or comments. finis 77Z e? P"" 2 01 .i2 q, -."Iq -7- Town of North Andover OFFICE OF COMMUNITY DEVELOPMENT AND SERVICES 146 Main Street North Andover, Massachusetts 01845 WHI IAM J. SCOTT Director February 25, 1997 Ms. Trudy Cox, Secretary Executive Office of Environmental Affairs - MEPA Unit 100 Cambridge Street Boston MA 02202 ATTN: Mepa Unit RE: EOEA # 11037 Demolishing of McLay's Florist and the Proposed Construction of Stop & Shop Route 114, North Andover, MA Dear Secretary Cox: Based on a review of the Environmental Notification Form (ENF) filed 04 February 18, 1997 including the Buttress ENF Traffic Impact & Access Study and Waiver Request, the planning staff strongly supports the waiver request. Requiring an Environmental Impact Report would not provide any new information regarding the proposed project. Various town departments, including the planning department, have met several time with the project proponent. The proponent has been responsive to the town's concerns as illustrated by the extensive mitigation package presented in the ENF and supporting documentation. The proposed widening of Turnpike Street in conjunction with the installation of a new traffic signal at McLay Road which will be interconnected with the traffic signal at Willow Street and Mill Road will provide a positive benefit to the town in terms of increase capacity and safety in this area. The proposed widening of Route 114 for 1,200 feet adjacent to the site and the proposed traffic signal at McLay Road will be a tremendous benefit to the town and the state. The Corridor Planning Study for the existing three -lane cross section of Route 114 Between Jasmine Plaza and the Route 125 intersection will start the process to ultimately permit the town to seek and obtain construction money to widening this section of Route 114. The proposed mitigation exceeds the necessary mitigation that the town would expect from this project. Their is ample and unconstrained infrastructure available to support the project. Their is sufficient water and sewer capacity available to support the project and with the proposed traffic mitigation package their will be adequate traffic infrastructure available to support the project. The relative impacts of the proposed on the town's infrastructure will be insignificant. BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 1 Ms. Trudy Cox - NEPA Unit February 25,1997 Page 2 The site is zoned for the proposed use. The proposed Stop & Shop would provide a tremendous traffic improvement to this location. The planning staff is looking forward to working with the proponent as this project proceeds through the local approval process. Sincerely, illi . Scott Director of Com unity Development & Services /dmd f. Stop & Shop Town of North Andover N°RT/y OFFICE OF3? °; '" '6 6 COMMUNITY DEVELOPMENT AND SERVICES ° 146 Main Street *, North Andover, Massachusetts 01845 �; •"� � WII.LIAM J. SCOTT Director February 25, 1997 Ms. Trudy Cox, Secretary Executive Office of Environmental Affairs - MEPA Unit 100 Cambridge Street Boston MA 02202 ATTN: Mepa Unit RE: EOEA # 11037 L BOARD OF AP� � ; Demolishing of McLay's Florist and the Proposed Construction of Stop & Shop Route 114, North Andover, MA Dear Secretary Cox: Based on a review of the Environmental Notification Form (ENF) filed oil February 18, 1997 including the Buttress ENF Traffic Impact & Access Study and Waiver Request, the planning staff strongly supports the waiver request. Requiring an Environmental Impact Report would not provide any new information regarding the proposed project. Various town departments, including the planning department, have met several time with the project proponent. The proponent has been responsive to the town's concerns as illustrated by the extensive mitigation package presented in the ENF and supporting documentation. The proposed widening of Turnpike Street in conjunction with the installation of a new traffic signal at McLay Road which will be interconnected with the traffic signal at Willow Street and Mill Road will provide a positive benefit to the town in terms of increase capacity and safety in this area. The proposed widening of Route 114 for 1,200 feet adjacent to the site and the proposed traffic signal at McLay Road will be a tremendous benefit to the town and the state. The Corridor Planning Study for the existing three -lane cross section of Route 114 Between Jasmine Plaza and the Route 125 intersection will start the process to ultimately permit the town to seek and obtain construction money to widening this section of Route 114. The proposed mitigation exceeds the necessary mitigation that the town would expect from this project. Their is ample and unconstrained infrastructure available to support the project. Their is sufficient water and sewer capacity available to support the project and with the proposed traffic mitigation package their will be adequate traffic infrastructure available to support the project. The relative impacts of the proposed on the town's infrastructure will be insignificant. BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 Ms. Trudy Cox - MEPA Unit February 25, 1997 Page 2 The site is zoned for the proposed use. The proposed Stop & Shop would provide a tremendous traffic improvement to this location. The planning staff is looking forward to working with the proponent as this project proceeds through the local approval process. Sincerely, Development & Services /dmd f: Stop & Shop Post-ItTm brand fax transmittal memo 7671 # of pages ► � i'r. �t i , ''�' I •� } j � '•. .A' '� � .}.. {: � ,_ q g .Y i Y' '� .. Y, t. F; t' � '7 ! 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BACK AOAIN o �/r SFEOU YI M - a i• AAMPAD NO. 23-776 400 SETS RECYCLED PAPER Post4t`M brand fax transmittal memo 76711 # of pages ►